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FEDERAL HOUSING FINANCE AGENCY 

OFFICE OF INSPECTOR GENERAL 

FHFA’s Oversight of Fannie Mae’s
	

Default-Related Legal Services 

Audit Report: AUD 2011 004 Dated: September 30, 2011
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FHFA’s Oversight of Fannie Mae’s Default Related Legal Services
 

Why FHFA-OIG Did This Audit What FHFA-OIG Found
 In 1997, the Federal National Mortgage Association (Fannie Mae or 

Enterprise) established its Retained Attorney Network (RAN) to 

acquire default-related legal services associated with foreclosure, 

bankruptcy, loss mitigation, eviction, and Real Estate Owned (REO) 

closings. In August 2010, news reports alleged that RAN attorneys 

had engaged in inappropriate foreclosure practices such as routinely 

filing false documents in court proceedings and “robo-signing.” 

The Housing and Economic Recovery Act of 2008 (HERA) established 

the Federal Housing Finance Agency (FHFA or Agency) as supervisor 

and regulator of the Enterprises: Fannie Mae and the Federal Home 

Loan Mortgage Corporation (Freddie Mac). On September 6, 2008, 

FHFA placed the Enterprises into conservatorships out of concern that 

their deteriorating financial conditions threatened the stability of the 

financial markets. As the conservator, FHFA is responsible for 

preserving and conserving each Enterprise’s assets and restoring them 

to a sound financial condition in order to support the nation’s housing 

finance markets. FHFA commenced a special review of Fannie Mae’s 

RAN in late 2010 to determine whether the program met safety and 

soundness standards, to evaluate the design and implementation of the 

RAN, and to identify vulnerabilities in its control structure. To date, 

FHFA has not released the results of its review. 

On February 25, 2011, Representative Elijah E. Cummings requested 

that the FHFA Office of Inspector General (FHFA-OIG) examine 

“widespread allegations of abuse by ... law firms hired to process 

foreclosures as part of” the RAN, and Fannie Mae’s and FHFA’s efforts 

“to investigate these allegations and implement corrective action.” 

Pursuant to the request, FHFA-OIG performed an audit to assess 

FHFA’s oversight of Fannie Mae’s default-related legal services 

performed by law firms within the RAN. 

What FHFA-OIG Recommends 

FHFA-OIG recommends that FHFA: (1) review the circumstances 

surrounding FHFA’s not identifying the RAN foreclosure abuses at an 

earlier stage and develop potential enhancements to its capacity to 

identify new and emerging risks; (2) develop and implement 

comprehensive examination guidance and procedures together with 

supervisory plans for default-related legal services; and (3) develop and 

implement policies and procedures to address poor performance by 

default-related legal services vendors that have contractual 

relationships with both of the Enterprises. 

In response to FHFA-OIG’s recommendations, FHFA provided 

written comments dated September 29, 2011. The Agency agreed 

with the recommendations. The complete text of the written 

comments can be found in Appendix A of this report. 

FHFA can strengthen its oversight of default-related legal services. 

FHFA recognized the importance of its oversight of the Enterprises' 

default-related legal services and gradually accumulated information on 

the attorney network programs of Fannie Mae and Freddie Mac. 

However, FHFA did not schedule comprehensive examination coverage 

of foreclosure issues, including allegations of abuse by RAN law firms 

until after news stories about alleged abuses surfaced in August 2010. 

FHFA had not previously considered risks associated with foreclosure 

processing to be significant. Instead, FHFA focused its examination 

resources on assessing high risk areas such as the Enterprises’ 

management of credit risk. 

Also, there were indicators prior to August 2010 that could have led 

FHFA to identify the heightened risk posed by foreclosure processing 

within Fannie Mae’s RAN. These indicators included significant 

increases in foreclosures, which accompanied the deterioration of the 

housing market; consumer complaints alleging improper foreclosures; 

contemporaneous media reports about foreclosure abuses by Fannie 

Mae’s law firms; and public court filings in Florida and elsewhere 

highlighting such abuses. Although FHFA’s management has yet to 

publish the results of its special review of Fannie Mae’s RAN, the 

examiners’ preliminary findings confirm that at least one of these 

indicators – deteriorating industry conditions – should have provided 

adequate warning of the increased risk associated with default-related 

legal services. Importantly, FHFA has a number of corrective actions 

planned in response to the special review. 

FHFA needs to develop procedures to identify and assess new or 

heightened risks, as it simultaneously addresses historic risks with which 

it is familiar. FHFA had neither an ongoing risk-based supervisory plan 

detailing examination and continuous supervision of default-related legal 

services, nor finalized examination guidance and procedures for use in 

performing targeted examinations and supervision of such services. 

Consequently, FHFA has limited assurance that foreclosure processing 

abuses will be prevented and detected through its supervisory activities. 

Additionally, FHFA has not developed formal policies to address poor 

performance by law firms that have relationships – either directly 

through contract or through its loan servicers – with both of the 

Enterprises. FHFA-OIG identified instances where Freddie Mac 

terminated for poor performance law firms that processed foreclosures 

on its behalf, but Fannie Mae continued to use the firms. FHFA did not 

specifically review such terminations and, therefore, lacks assurance that 

law firms with histories of performance deficiencies do not jeopardize 

the safety and soundness of the Enterprises. 

Audit Report: AUD-2011-004 Dated: September 30, 2011 
 

 

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TABLE OF CONTENTS
 

TABLE OF CONTENTS ...................................................................................................................... 3
 

ABBREVIATIONS..............................................................................................................................
 

PREFACE .......................................................................................................................................... 6
 

BACKGROUND ................................................................................................................................. 8
 

FHFA and Fannie Mae...................................................................................................................... 8
 

Retained Attorney Network ............................................................................................................... 9
 

Distressed Mortgage Environment.....................................................................................................
 

Allegations and Evidence of Foreclosure Abuses (2005-Present)............................................................. 12
 

The Enterprises Are Required to Disclose Operational Risk ............................................................... 12
 

2006 Report to Fannie Mae of Foreclosure Abuses in Florida ............................................................. 13
 

2008 News Reports .................................................................................................................... 14
 

Consumer Complaints Received by FHFA in 2009 ........................................................................... 14
 

FHFA Staff Informed of Foreclosure Problems in Florida in June 2010 ................................................
 

August 2010 Article Reporting on Enterprise Foreclosure Abuses ....................................................... 16
 

Responses to Allegations of Foreclosure Abuse ................................................................................... 16
 

FHFA’s Efforts to Address Allegations of Abuse ............................................................................. 16
 

Fannie Mae’s Efforts to Address Allegations of Abuse...................................................................... 18
 

Current Status of RAN Oversight ...................................................................................................... 19
 

FHFA’s Oversight...................................................................................................................... 19
 

Fannie Mae’s Oversight ..............................................................................................................
 

FINDINGS ....................................................................................................................................... 22
 

1.	 Various Indicators Could Have Led FHFA to Identify and Address the Heightened Risk Posed by
 

Foreclosure Abuses Prior to Late 2010 ....................................................................................... 22
 

2.	 FHFA’s Supervisory Planning and Guidance Do Not Adequately Address Default-Related
 

Legal Services....................................................................................................................... 24
 

3.	 FHFA Does Not Have a Formal Process for the Enterprises to Share Information About Problem Law 

Firms................................................................................................................................... 

CONCLUSION ................................................................................................................................. 26
 

RECOMMENDATIONS..................................................................................................................... 27
 

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OBJECTIVE, SCOPE AND METHODOLOGY ...................................................................................... 28
 

Appendix A ...................................................................................................................................... 30
 

FHFA’s Comments on Findings and Recommendations .................................................................... 30
 

Appendix B ...................................................................................................................................... 32
 

FHFA-OIG’s Response to FHFA’s Comments ................................................................................ 32
 

Appendix C ...................................................................................................................................... 33
 

Summary of Management’s Comments on the Recommendations ....................................................... 33
 

ADDITIONAL INFORMATION AND COPIES ..................................................................................... 35
 

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ABBREVIATIONS
 

DCP.....................................................................................................Designated Counsel Program
 

Fannie Mae......................................................................... Federal National Mortgage Association
 

FHFA ...........................................................................................Federal Housing Finance Agency
 

FHFA-OIG......................................Federal Housing Finance Agency Office of Inspector General
 

FHLBanks...............................................................................................Federal Home Loan Banks
 

Freddie Mac ..................................................................Federal Home Loan Mortgage Corporation
 

GSE............................................................................................Government-Sponsored Enterprise
 

HERA.......................................................................Housing and Economic Recovery Act of 2008
 

MBS .....................................................................................................Mortgage-Backed Securities
 

NSO................................................................................................National Servicing Organization
 

RAN ...................................................................................................... Retained Attorney Network
 

REO.....................................................................................................................Real Estate Owned
 

Federal Housing Finance Agency Office of Inspector General  ̈ AUD-2011-004  ̈ September 30, 2011 

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Federal Housing Finance Agency
 

Office of Inspector General
 

Washington, DC 

PREFACE
 

FHFA-OIG was established by HERA,1 which amended the Inspector General Act of 1978.2 

FHFA-OIG is authorized to conduct audits, investigations, and other activities of the programs 

and operations of FHFA; to recommend policies that promote economy and efficiency in the 

administration of such programs and operations; and to prevent and detect fraud and abuse in 

them. This is one in a series of audits, evaluations, and special reports published as part of 

FHFA-OIG’s oversight responsibilities to promote economy, effectiveness, and efficiency in the 

administration of FHFA’s programs. 

The objective of this performance audit was to assess FHFA’s oversight of Fannie Mae’s defaultrelated legal services performed by law firms within the RAN. Specifically, FHFA-OIG 

reviewed FHFA’s: (1) written policies and procedures for its oversight of Fannie Mae’s RAN; 

(2) oversight of Fannie Mae’s internal controls over its RAN; and (3) supervisory actions taken 

concerning the RAN. 

The audit found that FHFA recognizes the importance of its oversight of Fannie Mae’s defaultrelated legal services performed by law firms within the RAN, but it needs to improve its 

capacity to identify new and emerging areas of risk. Additionally, FHFA does not have a 

continuous supervision plan or detailed examination guidance to govern its oversight of the 

RAN, and it had not accomplished any targeted examinations of the RAN until it initiated a 

special review in late 2010. FHFA also has not established a formal process and the requisite 

policies to address concerns associated with law firms that have relationships with both Fannie 

Mae and Freddie Mac to ensure that information is shared across both Enterprises. 

FHFA-OIG believes that the recommendations contained in this report will help the Agency 

achieve more economical, effective, and efficient operations. FHFA-OIG appreciates the 

assistance of all those who contributed to the audit. 

1 Public Law No. 110-289. 

2 Public Law No. 95-452. 

Federal Housing Finance Agency Office of Inspector General  ̈ AUD-2011-004  ̈ September 30, 2011 

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This audit was led by Jennifer Fain, Audit Director, who was assisted by Jacob Kennedy, 

Auditor-in-Charge. 

This report will be distributed to Congress, the Office of Management and Budget, and others 

and will be posted on FHFA-OIG’s website, www.fhfaoig.gov. 

Russell A. Rau 

Deputy Inspector General for Audits 

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BACKGROUND
 

FHFA and Fannie Mae 

HERA established FHFA as supervisor and regulator of the housing government-sponsored 

enterprises (GSEs): Fannie Mae, Freddie Mac, and the 12 Federal Home Loan Banks. FHFA’s 

mission is to provide effective supervision and regulation over the GSEs to support their housing 

finance and affordable housing goals and to provide for a stable and liquid mortgage market. 

Targeted examinations and continuous supervision of GSE operations are means to accomplish 

FHFA’s mission. 

As a GSE chartered by Congress, Fannie Mae’s mission is to 

provide liquidity, stability, and affordability to the U.S. housing Targeted Examinations 

and mortgage markets. Fannie Mae accomplishes this mission are in-depth focused 

assessments of a specific risk or by supporting the secondary mortgage market. It purchases risk management system. from loan sellers residential mortgages that meet its 

underwriting criteria, and loan sellers can use the sales proceeds Continuous Supervision to originate additional mortgages. Fannie Mae may hold these is a wide range of ongoing 

mortgages in its portfolio or may package them into mortgage- activities designed to monitor 

and analyze an Enterprise’s backed securities (MBS) that are, in turn, sold to investors. In overall business profile, exchange for a fee, Fannie Mae guarantees that investors will including any trends or 

receive timely payment of principal and interest on the MBS. associated emerging risks. 

With respect to the loans that it holds in its portfolio, Fannie 

Mae contracts with loan servicers to collect mortgage payments, 

segregate tax and insurance escrows, forward to Fannie Mae principal and interest payments, pay 

obligations from escrows, and handle foreclosure actions. 

On September 6, 2008, FHFA placed the Enterprises into conservatorships after finding that their 

deteriorating financial conditions threatened the stability of the financial markets.3 The FHFA 

Director stated that the conservatorships were designed to stabilize the Enterprises by preserving 

and conserving their assets with the objective of returning them to normal business operations. 

As conservator, FHFA is responsible for the overall management of the Enterprises. 

3 Among FHFA’s statutory authorities is the ability of the Director to appoint the Agency as “...conservator or 

receiver for the purpose of reorganizing, rehabilitating, or winding up the affairs of a regulated entity.” 12 U.S.C. § 

4617(a)(1) and (2). 

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Retained Attorney Network 

In 1997, Fannie Mae established the RAN to perform default-related legal services associated 

with foreclosure, bankruptcy, loss mitigation, eviction, and REO closings and entered into 

engagement letters with the RAN firms.4 

Fannie Mae does not manage individual law firms as they litigate foreclosure proceedings; 

instead, the servicers of Fannie Mae mortgages are responsible for managing the RAN law firms. 

In all cases where a servicer refers Fannie Mae foreclosures to a law firm, the servicer is 

responsible for monitoring all aspects of the performance of the attorney to whom it makes a 

referral.5 

According to Fannie Mae, the RAN permits it to control costs through negotiated rates with the 

law firms and gives it the ability to direct law firms to take consistent actions while monitoring 

and controlling timelines and efficiency. 

In August 2008, Fannie Mae announced that it was enhancing its network and was expanding the 

RAN model to 140 law firms covering 31 jurisdictions. The intent of the enhanced network was 

to “...foster a more disciplined, end-to-end approach to default management; facilitate more 

effective management of fees, costs, quality, and reporting to Fannie Mae; and facilitate 

enhanced loss mitigation efforts by network attorneys.” To achieve these objectives, Fannie Mae 

required that loan servicers refer foreclosures and bankruptcy cases only to attorneys included in 

the RAN. Prior to this enhancement, servicers selected and managed foreclosure law firms of 

their choice, which Fannie Mae asserted limited its ability to oversee the process and manage its 

costs. Fannie Mae has expanded the RAN model to 191 firms within 45 states.6 

Historically FHFA did not consider the RAN to be a high-risk area and did not focus its 

examination and monitoring efforts on it. FHFA’s practice was and is to focus on high-risk areas 

4 An engagement letter is a contract between Fannie Mae and a RAN law firm requiring the “...firm’s non-exclusive 

representation of Fannie Mae and provision of services in foreclosure, bankruptcy, loss mitigation, eviction, related 

litigation, and REO closing proceedings in the firm’s [respective] state(s)....” Law firms in the RAN may also have 

other clients. 

5 Fannie Mae’s Servicing Guide, Section 104.01 (p. 281). 

6 According to Fannie Mae’s Servicing Guide, Section 104.03: 

For jurisdictions that are not included on the Retained Attorney List, Fannie Mae will continue to rely upon 

servicers to select and retain qualified attorneys (or trustees) of their choice to handle Fannie Mae 

foreclosure and bankruptcy matters in accordance with Fannie Mae’s standard guidelines. When the 

servicer retains its own attorney (or trustee) to handle foreclosure proceedings, Fannie Mae requires the 

servicer to retain competent, diligent, local legal counsel (or trustees) who are highly experienced in 

conducting foreclosures. Foreclosure services must be performed by qualified and experienced attorneys 

(or trustees) in accordance with applicable law and professional standards of conduct. 

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such as credit risk,7 which has caused billions of dollars of losses for the Enterprises in recent 

years. High-risk areas were a critical concern for FHFA after its establishment and the creation 

of the conservatorships. Further, FHFA officials explained that during the relevant time frame, 

the Office of Credit Risk (OCR)8 focused its limited resources on evaluating loan modification 

and loss mitigation proposals from the Enterprises and scaled back scheduled examinations. 

FHFA officials viewed foreclosures, including addressing foreclosure abuse,9 as primarily the 

responsibility of servicers.10 

Distressed Mortgage Environment 

When FHFA placed Fannie Mae into conservatorship in September 2008, Fannie Mae’s credit 

book of business was $3.1 trillion, or approximately 26% of the total U.S. residential mortgage 

debt outstanding.11 According to Fannie Mae’s loan price index, home prices declined 

approximately 9% by the end of 2008, the greatest decline since the home price index’s inception 

in 1975. Home prices continued to fall through 2010. 

As home prices declined, serious delinquencies rose, as illustrated in Figure 1 below, rising from 

400,000 homes at the end of 2008 to nearly 1,000,000 at the end of 2009.12 

7 Credit Risk arises from an obligor’s failure to meet a term of any financial contract with the Enterprise or other 

failure to fulfill a financial commitment. 

8 Although unrelated to the impending foreclosure and documentation issues that were publicized in August 2010, 

the Agency’s OCR was tasked with the responsibility of analyzing the attorney networks as early as May 2010. 

According to FHFA officials, other than responding to Congressional inquiries, the credit risk team did not conduct 

any special reviews of the attorney networks at that time. 

9 For purposes of this report, “foreclosure abuse” relates to allegations against certain law firms who performed 

default-related services on behalf of or for Fannie Mae, either directly or through contract with servicers who service 

Fannie Mae loans. Examples of abusive practices include: (1) creating and filing incomplete and improper 

documents; (2) fraudulent affidavits; (3) improper notarizations; and (4) use of “robo-signing” to process foreclosure 

documents. “Robo-signing” refers to habitually signing documents without the requisite knowledge of the 

underlying facts. 

10 Although foreclosures are the responsibilities of the servicers and law firms, the Agency has statutory 

responsibility for the safety and soundness of the Enterprises, and this includes compliance with the legal 

requirements and liability risks associated with foreclosures. 

11 This figure includes mortgage assets held in Fannie Mae’s investment portfolio, Fannie Mae MBS held by third 

parties, and credit enhancements provided on mortgage assets. 

12 Fannie Mae classifies single-family loans that are three months or more past due or in the foreclosure process as 

seriously delinquent. 

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Figure 1: Seriously Delinquent Single-Family Loans 

0.00% 

1.00% 

2.00% 

3.00% 

4.00% 

5.00% 

6.00% 

0 

200,000 

400,000 

600,000 

800,000 

1,000,000 

4Q-08 1Q-09 2Q-09 3Q-09 4Q-09 1Q-10 

Delinquency % 

# of Loans 

loans rate 

Source: FHFA “1Q10 SF Risk Assessment” Analysis Memorandum, May 7, 2010 

As of the first quarter of 2011, approximately 400,000 additional loans were seriously 

delinquent.13 

Rising delinquencies led to substantial increases in foreclosures. Between 2007 and 2010, the 

volume of Fannie Mae foreclosures increased to historic levels. Fannie Mae foreclosures more 

than doubled from 2007 to 2008, and increased by more than 50% the following year.14 Fannie 

Mae foreclosed on 262,078 properties in 2010, an 80% increase from 2009 and a 433% increase 

from 2007. The unpaid principal balance on the 2010 foreclosures totaled over $47 billion. 

Additionally, Fannie Mae’s sale of foreclosed properties did not keep pace with the rapid 

foreclosure increases, and its inventory of REO grew. In 2007, Fannie Mae’s REO portfolio 

consisted of 33,729 properties, which then rapidly increased in succeeding years through 2010 to 

162,489 properties. That 381% increase over three years is illustrated in Figure 2 showing 

foreclosures and REO inventory. 

13 According to an FHFA official, Fannie Mae had referred 700,000 loans to foreclosure in 2010.
 

14 Total properties acquired through foreclosure between 2007 and 2009: 49,121; 94,652; and 145,617, respectively.
 

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Figure 2: Single-Family Foreclosure and REO Properties 

0 

20,000 

40,000 

60,000 

80,000 

100,000 

120,000 

140,000 

160,000 

180,000 

0 

50,000 

100,000 

150,000 

200,000 

250,000 

300,000 

2007 2008 2009 2010 

Real Estate Owned 

Foreclosures 

Foreclosures REOs 

Source: Fannie Mae Securities and Exchange Commission 10K Filings for 2008 and 2010 

Allegations and Evidence of Foreclosure Abuses (2005 - Present) 

As the volume of home foreclosures rose, Fannie Mae, Freddie Mac, FHFA, and FHFA’s 

predecessor agency, the Office of Federal Housing Enterprise Oversight (OFHEO), were in a 

position to learn of foreclosure abuses through direct reports and the news media15 and to 

understand their impact on the law firms’ relationships with the Enterprises. 

The Enterprises Are Required to Disclose Operational Risk 

Prior to FHFA’s establishment, OFHEO required the Enterprises to develop operational risk 

management programs. 16 As envisioned by OFHEO, the Enterprises’ operational risk 

management programs would feed data to its examiners who, in turn, would use the data to 

identify the level of – and trends in – operational risk at the Enterprises. FHFA’s definition of 

15 The media reports referenced herein are not offered for the accuracy or truth of their content. Rather, they 

illustrate that information about foreclosure abuses was publicly available at times relevant to this audit. 

16 “These requirements [to collect operational event data and report it to OFHEO] are consistent with the safety and 

soundness responsibilities of OFHEO under the Federal Housing Enterprises Financial Safety and Soundness Act of 

1992.” Letter to Richard F. Syron from Director, OFHEO, dated August 10, 2007. 

On September 23, 2008, OFHEO/FHFA reiterated the Enterprises’ requirements to develop operation risk programs 

and report information to OHFEO/FHFA and issued its Enterprise Guidance on Operational Risk Management 

(Guidance). The Guidance notes that “the effective management of operational risk is required to support Enterprise 

safety and soundness.” Enterprise Guidance on Operational Risk Management (PG-08-002) at pp. 1-4. The 

Guidance formally requires the Enterprises to develop and implement operational risk programs. 

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operational risk is broad and applies to the full range of the Enterprises’ business activities. 

Operational risk is defined as, “...exposure to loss resulting from inadequate or failed internal 

processes, people, and systems, or from external events (including legal events).”

17 

Fannie Mae recognizes that foreclosure abuse is an operational risk. As it noted in its 2010 

Securities and Exchange Commission 10-K filing, “the failure of our servicers or a law firm to 

apply prudent and effective process controls and to comply with legal and other requirements in 

the foreclosure process poses operational, reputational and legal risks for us.”

18 Yet, there is 

little evidence that Fannie Mae disclosed allegations of foreclosure abuse to its regulator. 

2006 Report to Fannie Mae of Foreclosure Abuses in Florida 

In December of 2003, a Fannie Mae shareholder began alerting Fannie Mae to foreclosure abuse 

allegations, and in 2005 Fannie Mae hired an outside law firm to investigate a variety of 

allegations regarding purported foreclosure processing abuses. In May 2006, the law firm issued 

a report of investigation in which it found that: 

[F]oreclosure attorneys in Florida are routinely filing false pleadings and affidavits.... 

The practice could be occurring elsewhere. It is axiomatic that the practice is improper 

and should be stopped. Fannie Mae has not authorized this unlawful conduct. 

Further, the report observed that Fannie Mae did not take steps to ensure the quality of its 

foreclosure attorneys’ conduct, the legal positions taken in the attorneys’ pleadings, or the 

manner in which the attorneys processed foreclosures on the Enterprise’s behalf. 

FHFA-OIG could not establish whether Fannie Mae complied with its obligation to notify 

OFHEO of the 2006 report of foreclosure abuses. Fannie Mae officials claim that they informed 

an OFHEO senior official of the report during a telephone conversation in 2006, but they have 

no record of the communication. The OFHEO official, who now works for FHFA, has no 

records or recollection of the conversation. 

17 Enterprise Guidance on Operational Risk Management (PG-008-002), September 23, 2008.
 

18 Fannie Mae’s 10-K Report as of December 31, 2010, www.fanniemae.com/ir/pdf/earn-ings/2010/10k_2010.pdf, 

p. 62. 

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2008 News Reports 

In 2008, allegations began to circulate about “foreclosure mills” managing defaulted loans for 

the Enterprises. For example, a March 30, 2008, New York Times article, Foreclosure Machine 

Thrives on Woes, reported on complaints involving law firms filing improper or duplicative 

foreclosure and bankruptcy pleadings and levying inappropriate fees upon borrowers. Further, 

the article revealed that several courts had imposed significant financial sanctions against the 

abusive firms and – in some cases – their clients, which included Fannie Mae. In particular, the 

article stated that: 

In 2006 ... [a] federal bankruptcy judge overseeing a matter involving ... a 

borrower in Lodi, N.J., issued a $125,000 sanction against the Shapiro & Diaz 

firm, which is a part of the Shapiro Attorneys Network. The judge found that 

Shapiro & Diaz had filed 250 motions seeking permission to seize homes using 

pre-signed certifications of default executed by an employee who had not worked 

at the firm for more than a year. 

Butler & Hosch, a law firm in Orlando, Fla., that is employed by Fannie Mae, has 

also been the subject of penalties. Last year, a judge sanctioned the firm $33,500 

for filing 67 faulty motions to remove borrowers from their homes. 

Barrett Burke in Texas has come under intense scrutiny by bankruptcy judges. 

Overseeing a case last year[, a bankruptcy judge] examined the firm’s conduct in 

eight other foreclosure cases and found problems in all of them. In five of the 

matters, documents show, the firm used inaccurate information about defaults or 

failed to attach proper documentation when it moved to seize borrowers’ homes. 

[The Judge] imposed $75,000 in sanctions against Barrett Burke for a pattern of 

errors in the [one] case. 

Consumer Complaints Received by FHFA in 2009 

At least as early as August 2009, FHFA received consumer complaints concerning purportedly 

inappropriate foreclosure practices involving Fannie Mae loans. FHFA-OIG identified 35 such 

complaints that FHFA received and referred to Fannie Mae between August 2009 and October 

2010. FHFA-OIG previously found that FHFA did not assess overall trends related to consumer 

complaints.19 

19 See FHFA-OIG, Report on the Audit of the Federal Housing Finance Agency’s Consumer Complaints Process 

(AUD-2011-001, dated June 21, 2011), available for inspection at www.fhfaoig.gov/Content/Files/AUD-2011-

001.pdf, which found that FHFA did not adequately record, evaluate or follow up on consumer complaints. 

Additionally, FHFA did not have a consolidated system for receiving complaints, maintaining them, processing 

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FHFA Staff Informed of Foreclosure Problems in Florida in June 2010 

In June 2010, FHFA’s Office of Conservatorship Operations performed a two-day field visit to 

Florida to gain a better understanding of foreclosure processing, among other things. FHFA staff 

met with 17 representatives from the mortgage industry, legal community, and federal and state 

government, including a local circuit court judge whom the FHFA General Counsel had 

repeatedly suggested should be contacted. The resulting report to FHFA’s Acting Director, 

dated June 9, 2011, noted that servicers, attorneys, and other supporting personnel were 

overloaded with the volume of foreclosures, the average timeline for foreclosures had increased 

from 150 to 400 days, documentation problems were evident, and law firms (referred to as 

“foreclosure mills”) were not devoting the time necessary to their cases due to Fannie Mae’s flat 

fee structure and volume-based processing model. As a result of the visit, FHFA staff developed 

a listing of actionable items for FHFA, including: 

	 Incorporating foreclosure checklists into the Enterprises’ attorney network processes 

to ensure that attorneys are prepared in legal proceedings; 

	 Revising the Enterprises’ compensation model for attorneys to incentivize speed and 

effectiveness and penalize poor performance; and 

	 Engaging the Enterprises on servicer (and law firm) problems such as: 

o	 lost/mishandled documents; 

o	 inadequate responsiveness to borrowers; and 

o	 delays in the foreclosure process, including foreclosure sale cancellations and 

poor preparation for foreclosure hearings. 

FHFA-OIG has found no evidence that action was taken on any of these items except as noted 

below. 

Shortly after the Florida visit, FHFA notified senior Fannie Mae officials about the results of the 

visit, including that: “attorneys are increasingly unprepared when they enter the courtroom (e.g., 

they don’t have the note, don’t know if the borrower has been offered HAMP [a loan 

modification], service has been cancelled, etc.) which cause foreclosure sale cancellations and 

ultimately lengthens timelines.” FHFA did not ask Fannie Mae for a response to the information 

provided concerning the results of the Florida visit. 

them, or tracking their resolution by the Enterprises. Therefore, additional complaints beyond the 35 could have 

been received by FHFA. 

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August 2010 Article Reporting on Enterprise Foreclosure Abuses 

In August 2010, a widely circulated news article reported that Fannie Mae and Freddie Mac had 

failed to oversee their networks of law firms that process foreclosures on their behalf. 

Specifically, the article alleged that some of those firms – including RAN firms – had filed 

forged documents (e.g., affidavits and mortgage assignments) in judicial foreclosure 

proceedings.20 Thereafter, many other print and electronic media reports described similar 

behavior by law firms representing Fannie Mae and Freddie Mac. 

Federal and state regulators and law enforcement officials subsequently initiated probes into 

whether banks and foreclosure law firms improperly seized homes using fraudulent or 

incomplete paperwork. For example, in August 2010, the Florida Attorney General announced 

that his office had launched investigations into allegations of unfair and deceptive foreclosure 

practices involving three Florida law firms. The three law firms were part of Fannie Mae’s RAN 

and included the Law Offices of David J. Stern, P.A. (the Stern Law Firm). 

Responses to Allegations of Foreclosure Abuse 

FHFA’s Efforts to Address Allegations of Abuse 

In November 2010, FHFA initiated concurrent special reviews of Fannie Mae’s RAN and 

Freddie Mac’s Designated Counsel Program (DCP) risk management practices. The primary 

objective of these reviews was to determine whether the attorney network programs met safety 

and soundness standards. The reviews evaluated the design and execution of the existing 

frameworks, identified vulnerabilities in the control structure, and assessed the recent 

enhancements to the frameworks adopted in 2010. 

The Agency concluded its review in January 2011, and Agency examiners documented their 

findings in a memorandum and verbally briefed Fannie Mae about the findings. Among other 

things, the examiners concluded that Fannie Mae could have reacted to foreclosure deficiencies 

sooner because, “deteriorating industry conditions over the past several years should have 

provided adequate warning to the GSEs to review policies, processes, and controls of other 

vendors and counterparties including law firms.”21 

20 Fannie and Freddie’s Foreclosure Barons, Mother Jones, August 4, 2010. 

21 The Agency communicates its special review findings to the Enterprises through a “conclusion letter.” This letter 

includes the findings from the review, a “supervisory rating” based on the remediation effort necessary to address 

the identified weaknesses, and recommendations – called “Matters Requiring Attention.” 

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FHFA examiners also found that Fannie Mae’s existing control structure for RAN did not meet 

safety and soundness standards in a number of areas: 

	 Fannie Mae had not performed a formal cost-benefit analysis to determine if the RAN 

is cost effective (i.e., if the documented benefits of the program outweighed its 

inherent risks, such as the legal risk that Fannie Mae could be held liable for the 

actions of the RAN participants). 

	 Prior to the media reports that followed the magazine article in August 2010, Fannie 

Mae had inadequate controls in place to prevent or detect foreclosure abuses such as 

false assignment affidavits. Since then, it has developed controls to prevent or detect 

foreclosure documentation issues among the RAN law firms, but these controls are 

yet to be fully implemented. 

	 Fannie Mae had not developed adequate procedures for the RAN, such as procedures 

for (1) determining whether a law firm should be added to or removed from the RAN, 

(2) conducting oversight of RAN participants by its National Servicing Organization 

(NSO), (3) performing onsite visits to law firms by Fannie Mae’s internal legal 

department, and (4) defining steps that oversight employees must take if they uncover 

an issue such as improper preparation and/or notarization of documents used in 

foreclosure proceedings. 

	 Fannie Mae had not developed comprehensive training manuals for the law firms 

participating in RAN. 

	 Fannie Mae’s ongoing monitoring of law firms was inadequate. After law firms 

completed their applications and were accepted into the RAN, their reporting and 

Fannie Mae’s monitoring of them was less than satisfactory. If a law firm selfreported no issues as it processed cases, then Fannie Mae presumed the firm was 

doing a good job. 

Although the Agency briefed Fannie Mae management and FHFA-OIG on the results of its 

special review, a final report has not been published or released to the Enterprise. FHFA is still 

deliberating on the best course of action concerning Fannie Mae’s RAN.22 

22 During the same time frame as FHFA’s special review, the Federal Reserve System, the Office of the Comptroller 

of the Currency, the Office of Thrift Supervision, and the Federal Deposit Insurance Corporation conducted a review 

of foreclosure practices, which focused on 14 federally-regulated mortgage servicers. The resulting report, 

Interagency Review of Foreclosure Policies and Practices, issued in April 2011, identified inadequate monitoring 

and controls to oversee foreclosure activities conducted on behalf of servicers by external law firms or other thirdparty vendors and disclosed enforcement actions taken. See www.occ.treas.gov/news-issuances/newsFederal Housing Finance Agency Office of Inspector General  ̈ AUD-2011-004  ̈ September 30, 2011 

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Fannie Mae’s Efforts to Address Allegations of Abuse 

Fannie Mae has also initiated multiple efforts to address foreclosure abuse issues. These efforts 

include: (1) audits and reviews of RAN law firms; (2) questionnaires to the RAN law firms; and 

(3) RAN compliance oversight enhancements. 

1. Audits and Reviews of RAN Law Firms: Beginning in early 2010, Fannie Mae 

initiated certain loss mitigation activities associated with its default-related legal services. 

According to the Enterprise, it hired a third-party vendor to perform audits of law firms in the 

RAN, and the audits focused on compliance with engagement letters. The audits included 

review of fees and costs charged; the accuracy of the language used in foreclosure pleadings to 

describe the standing of the servicer; and compliance with state foreclosure processes. 

Fannie Mae also retained a law firm to develop a legal compliance checklist and work with 

Fannie Mae’s attorneys to conduct litigation reviews at the largest RAN firms in Florida.23 The 

law firm’s objective was to perform foreclosure and litigation loan file reviews at several RAN 

law firms. Another law firm was retained to conduct a review of the foreclosure and consumer 

bankruptcy processes in the United States. The objective of this review was to identify legal 

risks in the foreclosure and consumer bankruptcy processes and to identify which of those risks 

were the most serious for Fannie Mae. 

Through June 30, 2011, contractors retained by Fannie Mae have conducted 49 onsite reviews of 

law firms. FHFA-OIG selected and reviewed the contractor’s reports for four RAN law firms.24 

The contractors documented their work in various reports and memorandums to Fannie Mae. 

FHFA-OIG assessed whether the audits and reviews provided Fannie Mae with information 

about the deficiencies or operational weaknesses that may have contributed to improper 

preparation and notarization of documents used in foreclosure proceedings. FHFA-OIG 

determined that the reports reviewed missed the opportunity to confirm and provide a better 

understanding of the allegations of foreclosure abuses. Instead, the audits and reviews were 

narrowly focused on areas such as attorney fees and engagement letter issues (e.g., data 

protection controls), rather than on more substantive qualitative issues regarding foreclosure 

processing in compliance with applicable laws and regulations. As a result, FHFA-OIG 

releases/2011/nr-occ-2011-47a.pdf. The interagency review identified safety and soundness weaknesses in the 

oversight of vendors of default-related legal services. Although the federal banking regulators proceeded with 

enforcement actions against servicers months ago, FHFA has not yet finalized its special review and related actions. 

23 The litigation reviews were subsequently expanded to encompass law firms located in New York, New Jersey, 

Michigan, Pennsylvania, and Ohio. 

24 The selection was based on the law firm’s caseload size, alleged issues, and auditor’s judgment. 

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concluded the audits and reviews did not lend themselves to identifying critical operational 

issues including risks associated with improper foreclosures. 

2. Questionnaires to RAN Law Firms: In late 2010, after assessing the allegations 

of foreclosure abuse by the Stern Law Firm in Florida, as discussed above, Fannie Mae emailed 

questionnaires to all RAN law firms asking them to report if they had issues similar to the Stern 

Law Firm. Specifically, the questionnaire asked the law firms to determine whether: (1) their 

policies, procedures, and processes are adequate to ensure that the documents prepared and 

executed in connection with foreclosure proceedings are in compliance with applicable law; and 

(2) their employees and/or third parties responsible for preparing and executing such documents 

followed and continue to follow its policies, procedures, and processes. Most of the RAN firms 

acknowledged receipt of the questionnaire and/or provided confirmation that their policies and 

procedures are in compliance. Several law firms, however, disclosed foreclosure process issues, 

and Fannie Mae stated that it worked with these law firms to understand their issues and to 

develop plans of remediation. Additionally, Fannie Mae has dedicated staff to monitor the 

progress in remediating these issues. 

3. RAN Compliance Oversight Enhancements: In early 2011, Fannie Mae’s 

internal auditors initiated their own review of the RAN. The internal audit was primarily focused 

on the effectiveness of Fannie Mae’s oversight of its servicers. According to Fannie Mae 

officials, the internal audit findings were similar to the findings of FHFA’s special review 

examiners. The internal audit team communicated its findings to Fannie Mae’s NSO, which is 

tasked with all oversight of the RAN. Officials from NSO stated that they began addressing the 

internal audit’s findings and recommendations, including: assigning ownership of the RAN and 

designing a staffing plan; creating a risk-based process for on-site reviews; developing a firm 

performance and compliance monitoring plan; and assessing policies and procedures governing 

default-related legal services. 

Current Status of RAN Oversight 

FHFA’s Oversight 

FHFA recently underwent an organizational restructuring. According to FHFA’s Acting 

Director, “...the new structure will enhance our capability to meet our critical mission, provide 

greater career opportunities for our staff, and make us more efficient and consistent in our 

regulatory activities.” Specifically, the core examination teams on-site at each Enterprise will be 

responsible for all Enterprise issues, including RAN oversight. Other Agency groups, like the 

credit risk and operational risk teams, will support the core examination teams. Additionally, the 

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Agency is drafting new examination policies and procedures, which are expected to be 

completed by the end of 2012, and these policies will address default-related service vendors. 

The Agency also has directed Fannie Mae to recoup some of the costs and fees on its foreclosed 

loan portfolio as well as address foreclosure-related deficiencies. For example, in 2010, the 

Agency directed Fannie Mae to impose compensatory fees against the servicers for violating 

foreclosure timeline limits. 

Fannie Mae’s Oversight 

Fannie Mae stated that it enhanced its oversight activities in 2010 by expanding its legal 

department and NSO.25 The legal department added 6 staffers (3 full-time attorneys, a contract 

attorney, a paralegal, and a business analyst) to oversee the network, and NSO increased its staff 

size from 6 to 28. 

In June 2011, NSO also developed a staffing analysis in response to Fannie Mae’s internal audit 

report. A critical element of the staffing plan is an analysis of how NSO will incorporate key 

drivers when assessing the need to adjust staffing levels for RAN governance purposes. These 

key drivers include, but are not limited to, anticipated volumes (i.e., foreclosures, serious 

delinquencies), trending of non-routine litigation issues, additional RAN governance program 

requirements, and new internal audit or FHFA requirements. 

At the direction of FHFA, Fannie Mae began imposing compensatory fees against certain 

servicers in 2010.26 Compensatory fees are a remedy used by Fannie Mae against the servicers 

for “breach of servicing obligations.”27 Although Fannie Mae does not impose compensatory 

fees directly against law firms, the firms have compensated Fannie Mae for errors, such as 

failing to bid the proper amount at a foreclosure sale and failing to provide notice to subordinate 

lien holders in connection with the foreclosure process. Moreover, the law firms indemnify 

Fannie Mae against losses or damages incurred as a result of their negligence or failure to 

perform their obligations in accordance with the terms of the engagement letters. Finally, 

25 Fannie Mae’s NSO manages the Enterprise’s loss mitigation activities through its relationship with mortgage 

servicers who are tasked with servicing Fannie Mae’s single-family guarantee book of business. 

26 According to Fannie Mae, compensatory fees were not imposed on the servicers prior to 2010. 

27 According to Fannie Mae’s Lender Letter LL-2010-11 dated October 1, 2010: 

If Fannie Mae believes that the servicer is failing to comply with Fannie Mae’s servicing requirements, 

Fannie Mae may pursue a variety of remedies, either to correct a specific problem or to improve the 

servicer's overall performance. One possible remedy is the imposition of a compensatory fee to 

compensate Fannie Mae for damages and to emphasize the importance Fannie Mae places on a particular 

aspect of the servicer's performance. 

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concerning law firms terminated from the RAN, Fannie Mae is currently pursuing recovery for 

losses caused by the errors and omissions of those firms handling Fannie Mae’s foreclosures. 

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FINDINGS
 

FHFA-OIG finds that: 

1.	 Various Indicators Could Have Led FHFA to Identify and Address the 

Heightened Risk Posed by Foreclosure Abuses Prior to Late 2010 

FHFA did not begin to act on foreclosure abuse issues involving Fannie Mae’s RAN until mid2010. Prior to that time, FHFA had not considered risks associated with foreclosure processing 

to be significant, and, instead, had focused its limited examination resources on assessing high 

risk areas such as the Enterprises’ management of credit risk. 

FHFA-OIG believes that there were multiple indicators of foreclosure abuse risk prior to 2010 

that could have led FHFA to identify and act earlier on the issue. Moreover, FHFA Supervisory 

Handbook 2.1 requires “Managers [to] develop work plans that are dynamic documents, 

reviewed and updated as necessary based on Enterprise business profiles, risk assessments, and 

external factors such as industry, economic, legislative, and regulatory developments.” These 

foreclosure abuse indicators included, among other things, the deteriorating financial conditions 

that led to the conservatorship (i.e., the increasing number and dollar value of mortgage defaults 

and REO in the Enterprises’ portfolios), consumer complaints alleging improper foreclosures, 

contemporaneous media reports about foreclosure abuses by Fannie Mae’s law firms, and public 

court filings in Florida and elsewhere alleging such abuses. 

Notwithstanding these indicators, FHFA did not begin to implement a risk-based supervisory 

plan of targeted examinations and monitoring activities associated with the Enterprises’ defaultrelated legal services until media reports began to circulate widely in August 2010, at which time 

FHFA concluded that reports of improper foreclosure activities reached a critical level that 

supported further action. Prior to August 2010, FHFA stated it was gradually accumulating 

information on the attorney network programs of Fannie Mae and Freddie Mac but did not 

formally assess the risks the networks may have posed to their safety and soundness. 

Among the indicators was the deteriorating condition of the housing market. Although 

dramatically increasing mortgage delinquencies and resulting foreclosures prompted FHFA to 

take the extraordinary measure of placing the Enterprises into conservatorships,28 it did not cause 

28 The purpose of appointing the conservator is to preserve and conserve Fannie Mae’s assets and property and to 

put it in a sound and solvent condition. The goals of the conservatorship are to help restore confidence in the 

Enterprise, enhance its capacity to fulfill its mission, and mitigate the systemic risk that has contributed directly to 

the instability in the current market. As conservator, FHFA may take any necessary action to restore the firms to a 

sound and solvent condition. The conservator controls and directs the operations of the Enterprises. The 

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the Agency to focus supervisory strategies on the foreclosure process. Yet, as part of its special 

review of the Enterprises’ default-related legal services, FHFA examiners concluded that 

deteriorating industry conditions over the past several years should have prompted the 

Enterprises to review their policies, processes, and controls over their default-related legal 

services vendors. Moreover, the foreclosure spikes that contributed to the conservatorships in 

September 2008 continued to rise, further heightening the risk of loss. As discussed earlier (see 

Figures 1 and 2), from 2008 through 2010, the number of Fannie Mae properties in foreclosure 

and in its REO portfolio increased substantially. 

As the foreclosures increased and REO accumulated, news reports began to circulate about 

“foreclosure mills.”

29 News coverage of law firm deficiencies in filing foreclosures (including 

firms working on behalf of Fannie Mae and Freddie Mac) became especially prominent 

beginning in August 2010. Numerous news articles were written about “robo-signing,” which 

involves employees signing mortgage related documents at record speeds without verifying their 

accuracy; foreclosure mills that file incomplete and inaccurate documents, fraudulent affidavits, 

and improper notarizations; and the concealment of known mistakes from courts, attorneys, and 

clients. Additionally, in late 2010, several of the largest servicers imposed a foreclosure filing 

moratorium. 

FHFA-OIG finds that these indicators could have led FHFA to identify the emerging risk before 

the rise in media attention in August 2010. Based on the foregoing, FHFA needs to develop 

procedures to identify and assess new or heightened risks, as it simultaneously addresses historic 

risks with which it is familiar. In the absence of such action, FHFA has limited assurance that 

foreclosure processing abuses will be prevented and detected through its supervisory activities. 

conservator may take over the assets of, operate the Enterprises with all the powers of the shareholders, the 

directors, and the officers of them, and conduct all of their business. 

29 A widely circulated Mother Jones article from August 2010, Fannie and Freddie’s Foreclosure Barons, was just 

one of many newspaper articles that highlighted foreclosure abuses such as “robo-signing.” Earlier stories on the 

topic also circulated. For example, and as discussed above, a March 30, 2008, New York Times report, Foreclosure 

Machine Thrives on Woes, noted complaints of law firms filing improper or duplicative foreclosure and bankruptcy 

pleadings and levying inappropriate fees upon borrowers. 

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2.	 FHFA’s Supervisory Planning and Guidance Do Not Adequately
 

Address Default-Related Legal Services
 

To date, FHFA has neither an ongoing risk-based supervisory plan detailing examination and 

continuous supervision of default related legal services, nor finalized examination guidance and 

procedures for use in performing targeted examinations and monitoring of such services. 

As a Federal agency, FHFA is subject to internal control standards that help it meet its 

responsibilities and minimize risk associated with its programs and operations. For example, the 

Government Accountability Office’s Standards for Internal Control in the Federal Government 

defines control activities as the policies, procedures, techniques, and mechanisms that help 

ensure an agency’s objectives are met.30 Further, as specified in the Office of Management and 

Budget’s Circular A-123, it is management’s responsibility to develop and maintain effective 

internal controls.31 Thus, as agencies develop and execute strategies for implementing or 

reengineering agency programs and operations, they should design management structures that 

help ensure accountability for results, such as approved guidance and procedures specific to 

performing targeted examinations and continuous monitoring of default-related legal services. 

FHFA’s examination guidance and procedures – Supervisory Guide and Supervision Handbook – 

are general in nature and not specific to operational risk areas, such as default-related legal 

services. Although the Agency’s Supervision Reference and Procedures Manual includes more 

detail concerning review procedures related to operational risk, these procedures do not address 

specific third-party vendor risks, such as risks associated with default-related legal services 

performed by law firms. 

Additionally, the Agency has not finalized the manual for use by its examiners. Rather, the 

manual has been in “beta testing”32 for over two years. FHFA has stated that the manual is 

authorized for use by examiners, and during the “beta testing” the examiners have been using the 

manual to conduct examinations, including the special review of the RAN. Nonetheless, FHFA 

would benefit from completion of supervisory plans and finalization of examination guidance for 

default-related legal services that collectively provide management’s direction governing the 

supervisory process. 

30 GAO/AIMD-00-21.3.1 (11/99), p. 11. 

31 OMB Circular A-123 (June 21, 1995), § 2. 

32 Beta testing is the last stage of product testing and normally involves using the product in real-world 

circumstances. 

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3.	 FHFA Does Not Have a Formal Process for the Enterprises to Share 

Information About Problem Law Firms 

FHFA does not have a formal process to address performance problems associated with law 

firms that have relationships – either directly through contract or through its loan servicers – with 

both of the Enterprises. Specifically, FHFA does not have a policy requiring the Enterprises to 

notify the Agency when they terminate a third-party vendor, such as a law firm, for poor or 

inappropriate performance. The Agency also does not have a process to apprise an Enterprise 

when it learns that a particular law firm has been terminated by the other Enterprise. Although 

the Enterprises appear to have notified each other of vendor terminations in the past, such 

notifications appear to have been done on an ad hoc basis. FHFA also has not developed and 

implemented a policy that requires Enterprises to evaluate the performance of a vendor when 

they learn that the other Enterprise terminated the firm. 

Fannie Mae has terminated six law firms from its RAN since 2008, but FHFA does not have a 

formal policy or practice to apprise either Enterprise of the other Enterprise’s termination 

actions. Moreover, Freddie Mac has terminated law firms for poor performance, and Fannie 

Mae has retained the firms. Indeed, Freddie Mac terminated one law firm that processed over 

43% of Fannie Mae’s loan foreclosures in Florida. Freddie Mac voluntarily notified Fannie Mae 

of its reasons for terminating the firm, which included foreclosure processing abuses, but Fannie 

Mae decided to retain the law firm’s services. Fannie Mae determined that the cost of 

transferring its files from the firm to a replacement vendor would be substantial. Additionally, 

Fannie Mae claimed it would work closely with the firm to mitigate its deficiencies.33 In another 

example, Freddie Mac terminated a law firm in Maryland,34 and, again, Fannie Mae decided to 

retain its services. Fannie Mae asserted that it reviewed the allegations and did not find the same 

type of deficiencies in its review of the firm. 

FHFA needs to address concerns (e.g., poor and inappropriate performance) associated with 

third-party vendors, such as law firms, that do business with both Enterprises. Failure to do so 

leaves the Enterprises vulnerable to problems or abuses identified by the other Enterprise. 

Further, FHFA’s prompt action will help mitigate the reputational risks associated with the 

allegations of improper foreclosure practices. 

33 Fannie Mae estimates it will incur significant costs when it terminates law firms in its RAN for breach of contract. 

These costs include costs incurred to investigate the actions of the firm, external third-party fees, internal operating 

costs, and file transfer fees (i.e., fees paid to the replacement RAN firm to physically acquire the foreclosure files). 

For example, when Fannie Mae terminated the Stern Law Firm, it estimated it would incur approximately $5.5 

million in total costs. The costs include $4.6 million in file transfer fees (this estimate represents $200 per transfer 

for approximately 23,000 loan files). Fannie Mae estimated all other associated costs at approximately $900,000. 

34 Again, its reasons included foreclosure processing abuses. 

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CONCLUSION
 

FHFA can strengthen its oversight of default-related legal services. FHFA recognized the 

importance of its oversight of the Enterprises’ default-related legal services and gradually 

accumulated information on the attorney network programs of Fannie Mae and Freddie Mac. 

However, FHFA did not schedule comprehensive examination coverage of foreclosure issues, 

including allegations of abuse by specific law firms that performed default-related legal services 

for Fannie Mae until after news accounts of abuses surfaced in August 2010. FHFA historically 

considered the RAN to be an area of comparatively low risk, but several key indicators could 

have led the Agency to recognize its increasing risk. For example, rising default and foreclosure 

rate trends reflect increased operational risks, and the consequential allegations of foreclosure 

abuses represent reputational risks for the Enterprises. Had the Agency more fully explored and 

considered these indicators, it could have elevated default-related legal services as an area of 

concern worthy of increased supervisory attention. Indeed, FHFA might have been able to take 

earlier action to strengthen controls over Fannie Mae’s law firms involved in the foreclosure 

process. Even if these indicators had not precipitated a program of examinations of Fannie 

Mae’s default-related legal services, at the very least they should have prompted the Agency to 

enhance its risk assessment and monitoring activities. 

The Agency’s special review of the RAN framework is a positive step and the Agency should 

continue with undertaking such reviews. FHFA-OIG contends, however, that the Agency should 

have paid closer attention to the highly dynamic housing foreclosure environment between 2008 

and 2010 and, in the future, should become more proactive in its oversight of the RAN in 

particular and the foreclosure process in general. The Agency needs to apply a proactive 

approach going forward to identify and assess new and emerging risks and to develop detailed 

guidance on conducting targeted examinations of the Enterprises’ operational risks associated 

with their vendors. This guidance should incorporate continuous supervision, special reviews, 

and targeted examinations and address crossover issues that affect both of the Enterprises and 

their relationships with third-party vendors. 

FHFA would have greater assurance that foreclosure processing abuses will be prevented and 

detected by strengthening controls in its supervisory processes. 

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RECOMMENDATIONS
 

FHFA-OIG recommends that FHFA: 

1.	 Review the circumstances surrounding FHFA not identifying the foreclosure abuses at an 

earlier stage and develop potential enhancements to its capacity to identify new and 

emerging risks. 

2.	 Develop and implement comprehensive examination guidance and procedures together 

with supervisory plans for default-related legal services. 

3.	 Develop and implement policies and procedures to address poor performance by defaultrelated legal services vendors that have contractual relationships with both of the 

Enterprises. 

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OBJECTIVE, SCOPE AND METHODOLOGY
 

The objective of this performance audit was to assess the extent of FHFA’s oversight of Fannie 

Mae’s default-related services performed by law firms within the RAN. Specifically, FHFAOIG sought to review FHFA’s: (1) written policies and procedures for its oversight of Fannie 

Mae’s RAN; (2) oversight of Fannie Mae’s internal controls over its RAN; and (3) supervisory 

actions taken concerning the RAN.35 

FHFA-OIG performed its fieldwork for this audit from April 2011 through July 2011. FHFAOIG conducted this audit at FHFA’s three offices located in Washington, D.C., and Fannie 

Mae’s office in Washington, D.C. FHFA-OIG interviewed FHFA and Fannie Mae personnel. 

To achieve its objective, FHFA-OIG relied on computer-processed and hard copy data from 

FHFA and Fannie Mae. This included data contained in the xWorks document repository and 

the Agency’s MS Outlook email account. FHFA-OIG assessed the validity of the computerized 

and hard copy data and found it to be generally accurate, but could not conclude on its 

completeness. 

FHFA-OIG assessed the internal controls related to its audit objectives. Internal controls are an 

integral component of an organization’s management that provides reasonable assurance that the 

following objectives are achieved: 

 Effectiveness and efficiency of operations; 

 Reliability of financial reporting; and 

 Compliance with applicable laws and regulations. 

Internal controls relate to management’s plans, methods, and procedures used to meet its 

mission, goals, and objectives, and include the processes and procedures for planning, 

organizing, directing, and controlling program operations as well as the systems for measuring, 

reporting, and monitoring program performance. Based on the work completed on this 

performance audit, FHFA-OIG considers deficiencies related to FHFA’s oversight of Fannie 

Mae’s default-related legal services performed by law firms within the RAN to be significant 

within the context of the audit objective. 

FHFA-OIG conducted this performance audit in accordance with Generally Accepted 

Government Auditing Standards. Those standards require that audits be planned and performed 

35 The audit was not intended or designed to assess the effectiveness of Fannie Mae’s oversight of the RAN. 

Federal Housing Finance Agency Office of Inspector General  ̈ AUD-2011-004  ̈ September 30, 2011 

28 
 

to obtain sufficient, appropriate evidence to provide a reasonable basis for FHFA-OIG’s findings 

and conclusions based on the audit objective. FHFA-OIG believes that the evidence obtained 

provides a reasonable basis for the finding and conclusions included herein, based on the audit 

objectives. 

Federal Housing Finance Agency Office of Inspector General  ̈ AUD-2011-004  ̈ September 30, 2011 

29 
APPENDIX A

FHFA’s Comments on Findings and Recommendations

Federal Housing Finance Agency

MEMORANDUM

TO:

FROM:

SUBJECT:

DATE:

Russell A, Rau, Deputy Inspector General for Audits

OIG Assignment No. AUD- 2011-003— FHFA’s Oversight o f Fannie Mae’s 

Default-Related Legal Services

September 29, 2011

This memorandum transmits the Federal Housing Finance Agency's (FHFA) management 

responses to the recommendations from the audit referenced above. As stated in report, the 

purpose o f the audit was to assess FHFA’s oversight o f Fannie Mae’s default-related legal 

services performed by law firms within the company’s retained attorney network (RAN), 

including a review of FHFA’s (1) written policies and procedures for its oversight o f Fannie 

Mae’s RAN; (2) oversight o f Fannie Mae’s internal controls over the RAN; and (3) supervisory 

actions taken concerning the RAN.

FHFA staff previously provided to the OIG a detailed set o f technical comments. Those 

comments pertained to a number of factual and other issues that are separate from FHFA’s formal 

response to the OIG’s specific recommendations. For the benefit of readers, FHFA notes that it 

does not have direct supervisory authority over providers o f default-related legal services. The 

matters at hand concern FHFA’s oversight o f Fannie Mae and how Fannie Mae manages 

counterparty risk in its contractual relationships with legal service providers.

This memorandum: (1) identifies management’s agreement with the recommendations; and (2) 

identifies the actions that FHFA will take to address the recommendations.

Recommendation 1: “Review the circumstances surrounding FHFA’s not identifying abuses at 

an earlier stage, and develop potential enhancements to its capacity to identify new and emerging 

risks.”

Management Response: FHFA agrees that identifying new and emerging risks is a constant 

challenge for financial regulators, including FHFA. The agency will continue to review its existing 

supervisory practices, including off-site monitoring activities, and determine whether there are 

useful enhancements to consider and implement. Any such changes will be implemented by 

September 29, 2012.

Christopher H. Dickerson, Acting Deputy Director for Enterprise Regulation
Recommendation 2: “Develop and implement comprehensive guidance and procedures together 

with supervisory plans for default-related legal services.”

Management Response; FHFA has a supervision reference and procedures manual for Third 

Party Relationship Management that governs default-related legal services. We believe that the 

manual meets existing regulatory standards, but we agree to review the manual and consider the 

OIG’s recommendation to add detailed provisions to it that pertain to default-related legal 

services. Further, FHFA’s supervisory plans will be revised by September 29, 2012 to reflect the 

final actions taken to address weaknesses that FHFA identified in the RAN.

Recommendation 3: “Develop and implement policies and procedures to address poor 

performance by default-related legal services vendors and that have contractual relationships with 

both of the Enterprises.”

M anagement Response; FHFA agrees with the recommendation. As OIG notes in the report, 

FHFA is concluding its examination activity in this area and will ensure that appropriate steps are 

taken by September 29, 2012 to remediate Enterprise deficiencies in the management of risks 

associated with default-related legal services vendors. Like examination reports of other 

regulators, FHFA examination reports are not public documents. They are appropriately 

summarized and reported in FHFA’s Annual Report to Congress.
 

 

 

 

 

 

 

 

 

 

 

 

APPENDIX B
 

FHFA-OIG’s Response to FHFA’s Comments 

On September 29, 2011, FHFA provided comments to a draft of this report agreeing with all 

three recommendations and identifying FHFA actions to address each recommendation. FHFAOIG considers the actions sufficient to resolve the recommendations, which will remain open 

until FHFA-OIG determines that agreed upon corrective actions are completed and responsive to 

the recommendations. See Appendix C of this report for a summary of management’s comments 

on the recommendations. 

With regard to FHFA’s response to Recommendation 3, FHFA stated that it is concluding its 

examination activity and will ensure that appropriate steps are taken by September 29, 2012, to 

remediate Enterprise deficiencies in the management of risks associated with default-related 

legal services vendors. While this action is positive, FHFA should address poor performance by 

these counterparties that have relationships with both of the Enterprises as part of its remedial 

efforts in accordance with the agreed-to recommendation. 

FHFA noted that it does not have direct supervisory authority over providers of default-related 

legal services and that the matters at issue concern FHFA’s oversight of Fannie Mae and how 

Fannie Mae manages counterparty risk in its contractual relationships with legal service 

providers. FHFA-OIG agrees with these points and further notes that FHFA, as conservator for 

Fannie Mae, has the powers of the management, Board of Directors and shareholders of the 

Enterprise. 

FHFA’s response referred to prior comments provided to FHFA-OIG that were considered in 

finalizing this report. 

Federal Housing Finance Agency Office of Inspector General  ̈ AUD-2011-004  ̈ September 30, 2011 

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APPENDIX C 
 

Summary of Management’s Comments on the Recommendations 

This table presents the management response to the recommendations in FHFA-OIG’s report and 

the status of the recommendations as of the date of report issuance. 

Rec. No. Corrective Action: Taken Expected Completion Monetary Resolved:a Open or 

or Planned Date Benefits Yes or No Closedb 

1. FHFA will review its 

existing supervisory 

practices, including offsite monitoring 

activities, and determine 

whether there are useful 

enhancements to 

consider and implement 

concerning assessments 

of emerging risks. 

09/29/2012 $0 Yes Open 

2. FHFA will review its 

supervision reference 

and procedures manual 

and add detailed 

provisions to it that 

pertain to default-related 

legal services. Further, 

FHFA’s supervisory 

plans will be revised to 

reflect the final actions 

taken to address 

weaknesses in the RAN. 

09/29/2012 $0 Yes Open 

3. FHFA will ensure that 

appropriate steps are 

taken to remediate 

Enterprise deficiencies 

in the management of 

risks associated with 

default-related legal 

services vendors. 

09/29/2012 $0 Yes Open 

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a Resolved means – (1) Management concurs with the recommendation, and the planned, ongoing, and completed 

corrective action is consistent with the recommendation; (2) Management does not concur with the recommendation, 

but alternative action meets the intent of the recommendation; or (3) Management agrees to the FHFA-OIG 

monetary benefits, a different amount, or no ($0) amount. Monetary benefits are considered resolved as long as 

management provides an amount. 

b Once the FHFA-OIG determines that the agreed-upon corrective actions have been completed and are responsive 

to the recommendations, the recommendations can be closed. 

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ADDITIONAL INFORMATION AND COPIES
 

For additional copies of this report: 

 Call the Office of Inspector General (OIG) at: 202-408-2544 

 Fax your request to: 202-445-2075 

 Visit the OIG website at: www.fhfaoig.gov 

To report alleged fraud, waste, abuse, mismanagement, or any other kind of criminal or 

noncriminal misconduct relative to FHFA’s programs or operations: 

 Call our Hotline at: 1-800-793-7724 

 Fax us the complaint directly to: 202-445-2075 

 E-mail us at: oighotline@fhfa.gov 

 Write to us at: FHFA Office of Inspector General
 

Attn: Office of Investigation – Hotline
 

1625 Eye Street, NW
 

Washington, DC 20006-4001
 

Federal Housing Finance Agency Office of Inspector General  ̈ AUD-2011-004  ̈ September 30, 2011 

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