1. We would not report this transaction. We treat these transactions as refis and in this case it doesn't meet the definition of a refi. However, some treats these as purchases and thus it would be reportable. The key is to be consistent in how you report them.
2. We would report as a refi, but as mentioned in #1 some would treat it as a purchase. Again consistency.
Both 1 & 2 are subject to the ROR under Reg. Z, whether you treat it as a refi or purchase for HMDA. Also since there is a transfer of title you should use the HUD 1 and not the HUD 1A.
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The opinions expressed are mine and they are not to be taken as legal advice.