Posted By: LoisLane
Rescission and 4th of July - 06/24/04 03:47 PM
In reminding everyone that (for rescission purposes) July 4 (Sunday) is to be counted as one of the three business days even though we (and the Post Office) are close July 5 for the holiday, I'm getting questions about why... When this commentary change came out in 2002, was there any reason given?
Posted By: Dan Persfull
Re: Rescission and 4th of July - 06/24/04 03:54 PM
Lois, you have to look at the definition of a business day in Reg. Z. July 5th is not a designated holiday.
Posted By: Andy_Z
Re: Rescission and 4th of July - 06/24/04 04:07 PM
As I recall, this wasn't a change. Richard Insley pointed this out. They clarified an existing rule.
Posted By: GreatBlue
Re: Rescission and 4th of July - 06/24/04 04:21 PM
Lois, I assume you meant to say July 5th has to counted as a business day, rather than July 4th?
Posted By: Truffle Royale
Re: Rescission and 4th of July - 06/24/04 04:56 PM
I read the commentary to Reg Z re: business day but I'm still confused. Am I correct that:
1) Sunday, July 4th IS a federal holiday (even tho it falls on Sunday) and is NOT counted for recission
2) Monday, July 5th is not a designated holiday and, therefore, MUST be counted as a day for recission purposes.
Thanks for the clarification. I'm just half a bubble off plumb today.
Posted By: Dan Persfull
Re: Rescission and 4th of July - 06/24/04 04:58 PM
You are correct.
So now you may only be a 1/4 bubble off.
A
04 Rescission Calendar was posted here in the beginning of the year - but the calendar indicates the 5th would not be a business day..or am I reading the calendar wrong...of course I sent the calendar to all loan officers in Janurary.
Posted By: Truffle Royale
Re: Rescission and 4th of July - 06/24/04 06:44 PM
We were using the same calendar. It's not correct based on the Reg Z definition. It appears to be using days the Feds are closed as the criteria rather than the definition of business day dpersfull noted above.
Posted By: Anonymous
Re: Rescission and 4th of July - 06/24/04 09:07 PM
The jury is still out on this date as far as I'm concerned: The commentary illustrates using a Saturday as the holiday and when a holiday falls on a Saturday it's not mandatory that we provide a 'day off' to employees, but if the holiday falls on a Sunday we give the Monday off [actually don't know about the mandatory part] So I'm thinking that maybe the 5th would not be considered a business day and is considered a federal holiday. Could someone provide the link to the thread that fully describes what Richard Insley said about this.
Posted By: Dan Persfull
Re: Rescission and 4th of July - 06/24/04 09:16 PM
I don't have a link to Richard's comments, but as Andy indicated Richard was saying the rule has always existed, they've just been "clarified" some.
The rule of thumb has been if the post office was closed, it could not count toward the rescission day, all though this is good rule of thumb it is not always accurate.
§226.2: Definitions and Rules of Construction (01/01/97)
(6) Business day means a day on which the creditor's offices are open to the public for carrying on substantially all of its business functions. However, for purposes of rescission under §§226.15 and 226.23, and for purposes of §226.31, the term means all calendar days except Sundays and the legal public holidays specified in 5 USC 6103(a), such as New Year's Day, the Birthday of Martin Luther King, Jr., Washington's Birthday, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving Day, and Christmas Day.
Supplement I, 226.2: Definitions and Rules of Construction (01/01/03)
2(a)(6) Business day. (added emphasis are mine)
2. Rescission rule. A more precise rule for what is a business day (all calendar days except Sundays and the federal legal holidays listed in 5 USC 6103(a)) applies when the right of rescission or mortgages subject to §226.32 are involved. (See also comment 31(c)(1)-1.) Four federal legal holidays are identified in 5 USC 6103(a) by a specific date: New Year's Day, January 1; Independence Day, July 4; Veterans Day, November 11; and Christmas Day, December 25. When one of these holidays (July 4, for example) falls on a Saturday, federal offices and other entities might observe the holiday on the preceding Friday (July 3). The observed holiday (in the example, July 3) is a business day for purposes of rescission or the delivery of disclosures for certain high-cost mortgages covered by §226.32 .
Edited: I forgot to add that the regs names 4 specific holidays by date:
New Years Day - Jan 1
Independence Day - Jul 4
Veterans Day - Nov 11
Christmas Day - Dec 25
July 5 is not one of the designated dates.
Posted By: Richard Insley
Re: Rescission and 4th of July - 06/24/04 10:48 PM
The "mail truck" rule has always been a convenient training device for affected staff members, but as Dan observes, it's only a rule of thumb. The TILA and Reg. Z reference
5 USC 6103(a). Only the exact days listed there are federal holidays for rescission purposes, and it takes an act of Congress to amend the list. Presidential proclamations don't count and neither do Congressional acts that fail to amend 5 USC 6103(a).
That certainly clears things up. Thanks!
Posted By: Patsy Cline
Re: Rescission and 4th of July - 06/28/04 02:21 PM
What if the bank is closed Monday?
Posted By: Andy_Z
Re: Rescission and 4th of July - 06/28/04 02:36 PM
The customer can still rescind on Monday whether you are open or not.
Posted By: Deena
Re: Rescission and 4th of July - 06/28/04 03:02 PM
What if we have already prepared closing papers for loans and have not counted Monday (7/5) as a business day - i.g., we are giving the borrower an extra day to rescind? Do we have to "re-do" (I don't think that's a word, but that's what they asked me and I can't think of a better one right now) the papers for all these loans? We do not charge interest during the rescission period.
Posted By: Truffle Royale
Re: Rescission and 4th of July - 06/28/04 03:15 PM
After reading this thread, we redid the necessary docs on our loans closing the end of this week.
Posted By: Dan Persfull
Re: Rescission and 4th of July - 06/28/04 03:20 PM
Is this a benefit to the borrower? You are giving them an extra day to rescind, but you are also denying them access to their funds by an additional day. I don't think you have a regulatory problem if you are not charging interest.
You may also want to see if your state laws have any specific requirements for rescission.
Posted By: Anonymous
Re: Rescission and 4th of July - 06/28/04 03:33 PM
My take was that if you extended the ROR by not counting Monday, the borrowers wouldn't get their $$ till Wednesday instead of Tuesday.
Posted By: Geoz
Re: Rescission and 4th of July - 06/28/04 09:37 PM
I double checked with my Loan Ops Manager to ensure Laser Pro was calculating rescission correctly (counting Monday as a business day). She input some dummy closing dates and found LaserPro is not counting Monday in the rescission period.
I'm not a LaserPro expert, has anyone else noticed this problem on their loan doc system? I am told we can't override LaserPro.
Posted By: Geoz
Re: Rescission and 4th of July - 06/28/04 11:07 PM
The April 9, 2002 Federal Register for this section (page 16981) clearly supports what BOLers are saying here in regard to counting Monday as a holiday for rescission. However, the last line states
"...See Section 226.23(b)(1)(v). A creditor may extend the rescission period at its option." What does this mean? I don't see anything in the Reg or the Commentary that speaks to this statement.
I'm trying to figure out why LaserPro is not counting Monday as a business day for rescission purposes. When I called Compliance Support I'm told this is determined by their Legal Dept, although they agreed to research it.