3. We have a loan where a elevation cert was submitted to the insurance company who accepted it as evidence and subsequently insured to a lower rate and flood zone. The elevation cert was never submitted to FEMA.
Do they still have it written in a Zone A or V? If not, only FEMA can remove a property from a SFHA. Until a LOMA or LOMR is issued, the borrower must purchase the "correct" flood insurance (what your SFHDF shows). If they don't have it now, you'll need to notify and force place in 45 days.