SC Code § 37-22-190 (2021)
2021 South Carolina Code of Laws|Title 37 - Consumer Protection Code|Chapter 22 - Mortgage Lending|Section 37-22-190. Prohibited activities; violation of state or federal law.

 (A) In addition to the activities prohibited by other provisions of state or federal law, it is unlawful for a person licensed pursuant to this chapter, in the course of a mortgage loan origination, to:  (1) misrepresent or conceal the material facts or make false promises likely to influence, persuade, or induce an applicant for a mortgage loan or a mortgagor to take a mortgage loan, or to pursue a course of misrepresentation through agents or otherwise;  (2) refuse improperly or fail to issue a satisfaction of a mortgage pursuant to Section 29-3-310;  (3) fail to account for or deliver to a person entitled to receive funds, documents, or other things of value obtained in connection with a mortgage loan including money provided by a borrower for a real estate appraisal or a credit report, which the mortgage lender or loan originator is not entitled to retain under the circumstances;  (4) pay, receive, or collect in whole or in part any commission, fee, or other compensation for a mortgage loan origination in violation of this chapter including any unlicensed person other than an exempt person;  (5) charge or collect a fee or rate of interest or to make or service a mortgage loan with terms or conditions or in a manner contrary to the provisions of this chapter;  (6) advertise mortgage loans including rates, margins, discounts, points, fees, commissions, or other material information including material limitations on the loans, unless the person is able to make the mortgage loans available as advertised to qualified applicants;  (7) fail to disburse funds in good faith and in accordance with a written commitment or agreement to make a mortgage loan that has been accepted by the borrower;  (8) engage in a transaction, practice, or course of business in connection with the making or servicing of, or purchase or sale of, a mortgage loan that is not in good faith or fair dealing, that is unconscionable, as set forth in Section 37-5-108, or that constitutes a fraud upon a person;  (9) fail to pay reasonable fees within a reasonable time to a licensed third party for services that are:  (a) requested from the third party in writing by the mortgage lender or an employee of the mortgage lender; and  (b) performed by the third party in connection with the origination or closing of a mortgage loan for a customer or mortgage lender;  (10) influence or attempt to influence through coercion, extortion, or bribery, the development, reporting, result, or review of a real estate appraisal sought in connection with a mortgage loan. This item does not prohibit a mortgage lender or servicer from asking the appraiser to do one or more of the following:  (a) consider additional appropriate property information;  (b) provide further detail, substantiation, or explanation for the appraiser's value conclusion; or  (c) correct errors in the appraisal report;  (11) fail to comply with the mortgage loan servicing transfer, escrow account administration, or borrower inquiry response requirements imposed by Sections 6 and 10 of the Real Estate Settlement Procedures Act (RESPA), 12 U.S.C. Section 2605 and Section 2609, and regulations adopted pursuant to them and state law;  (12) fail to provide within a reasonable time, upon written request of a borrower, a payment history statement in a form easily understood by the borrower including payment dates and amounts and charges within the twelve months preceding the month in which the request is received and the total amount unpaid as of the end of the period covered by the statement. The statement must be provided without charge once during each year of the term of the obligation. If additional statements are requested, the borrower may be charged a reasonable fee, not to exceed five dollars for each additional statement;  (13) take a security interest in a borrower's principal dwelling where the amount of the mortgage loan is less than five thousand dollars;  (14) fail to provide disclosures as required by state or federal law or collect any fee before providing required disclosures;  (15) fail to comply with this chapter or other state or federal law including rules and regulations applicable to business regulated by this chapter;  (16) falsely advertise or misuse names in violation of 18 U.S.C. Section 709 or state law; or  (17) use any trade name or insignia of membership in an organization of which the licensee is not a member or advertise falsely through any material including, but not limited to, business card, stationery, or signage concerning a designation or certification of special education, credentials, trade organization membership, or business.  (B) A violation of a state or federal law applicable to a business covered by this chapter is a violation of this chapter and may be enforced by the commissioner.  HISTORY: 2009 Act No. 67, Section 2, eff January 1, 2010; 2017 Act No. 93 (S.366), Section 5, eff September 16, 2017.  Effect of Amendment  2017 Act No. 93, Section 5, in (A)(11), deleted "by the Secretary of the Department of Housing and Urban Development and" following "regulations adopted pursuant to them".