Resources & Forms

Everything you need

Key info for doing business with Commerce TPO.

Commerce TPO Broker Resources

BRANCH Forms

Branch Application Form
Download a blank Branch Application Form

Broker Forms

Submission Form

Download a blank Submission Form

CD Request Form

Download a blank CD Request Form

Anti-Steering Disclosure

Download a blank Anti-Steering Disclosure

Broker Agreement

Download a blank Broker Agreement Form

Broker Compensation Request
Change of Circumstance
Minimum Items to Submit to UW Checklist
TPO Web Center Request Form

Disclosures

4506 Request for Transcript

Download a blank 4506-T

Appraisal Disclosure

Download a blank Appraisal Disclosure

SSA-Borrowers Authorization

Guides

Borrower Paid vs. Lender Paid

Borrower paid to lender paid is not allow. Lender paid to borrower paid is allowed.

 

Borrower-Paid Compensation Lender-Paid Compensation
Source of Compensation All broker compensation is paid from the borrower’s own funds. All broker compensation is paid directly from Commerce TPO.
Variation in Compensation All compensation is negotiated between the broker and the borrower and is paid from borrower and is paid from borrower’s own funds, therefore this can vary from one loan to the next. All compensation is paid to the broker from the lender, at a predetermined margin and cannot vary from one loan to the next.
Premium Pricing May be used to pay towards borrower’s third-party charges, but cannot be credited towards any portion of the broker’s compensation. Any premium pricing must be credited toward the borrower’s third-party charges or Commerce TPO fees as Lender-Paid compensation can never increase or decrease. The credit cannot exceed the total of third party charges and Commerce TPO fees.
Broker Credits Broker may reduce their compensation and offer credits towards the borrower’s third-party charges. Broker cannot reduce their compensation. However when the YSP exceeds the predetermined LO Comp margin, the overage will be credited to borrower’s third-party charges.
Processing Fees Broker is allowed to charge processing fees to the borrower. Broker is not allowed to charge processing fees to the borrower as they can only receive compensation from one source. If using a contract processor with a NMLS # they are allowed to charge a processing fee that will be paid directly out of escrow. Must be a third-party independent of broker.
Seller Contribution Seller contributions are considered borrower funds and therefore, can be credited towards broker compensation. Seller contributions are considered borrower funds and therefore, cannot be credited toward broker compensation, as the broker cannot receive comp from both the borrower and lender.
Broker Guide

Download a blank Broker Guide

CA Impound Schedule
Closing Month 1st Payment Month Tax Installment required to be paid or payment must be shown on HUD # Mo. to Collect (w/2 mo. Cushion)
January March 2nd Half Prior Year 2
February April 2nd Half Prior Year 3
March May 2nd Half Prior Year 4
April June 2nd Half Prior Year 5
May July 2nd Half Prior Year 6
June August 2nd Half Prior Year 7
July September 2nd Half Prior Year 8
August October 2nd Half Prior Year 9
September November If Bill Not Released 2nd Half Prior Year 10
If Bill Released 1st Half Current Year 4
October December If Bill Not Released 2nd Half Prior Year 11
If Bill Released 1st Half Current Year 5
November January 1st Half Current Year 6
December February 1st Half Current Year 7

 
Due Dates: Semi Annual, 1st installment due November 1st, 2nd installment due February 1st.

Cushion: Two month cushion is required on all escrow accounts.

Interest Credit: When loan is closed with interest credit, use the chart above based on the first payment date, not the closing month.

Taxes Due: Property Taxes that are due within 60 days of closing must be paid regardless of impounds. (Even if impounds are waived).

CO Impound Schedule
Closing Month 1st Payment Month Tax Installment required to be paid or payment must be shown on HUD # Mo. to Collect (w/2 mo. Cushion)
January March If Bill Not Released 2nd Half Prior Year 10
If Bill Released 1st Half Prior Year 4
February April 2nd Half Prior Year, Due Feb 5
March May 2nd Half Prior Year, Due Feb 6
April June 2nd Half Prior Year, Due June 2
May July 2nd Half Prior Year, Due June 2
June August 2nd Half Prior Year, Due June 3
July September 2nd Half Prior Year, Due June 4
August October 2nd Half Prior Year, Due June 5
September November 2nd Half Prior Year, Due June 6
October December 2nd Half Prior Year, Due June 7
November January 2nd Half Prior Year, Due June 8
December February If Bill Not Released 2nd Half Prior Year 10
If Bill Released 1st Half Current Year 4

 
Due Dates: Semi Annual, 1st installment due November 1st, 2nd installment due February 1st.

Cushion: Two month cushion is required on all escrow accounts.

Interest Credit: When loan is closed with interest credit, use the chart above based on the first payment date, not the closing month.

Taxes Due: Property Taxes that are due within 60 days of closing must be paid regardless of impounds. (Even if impounds are waived).

Lock Policy

Lock Desk Hours

Redwood: 4:30 p.m. Pacific Time.  Lock requests received after 4:30 p.m. Pacific Time will be considered as requests for the next business day.

All Others: 6:00 p.m. Pacific Time (lock requests received between 5:30 and 6:00 p.m. Pacific Time will be processed and confirmed the following business day, but will receive pricing for the current day).  Lock requests received after 6:00 p.m. Pacific Time will be considered as requests for the next business day

Lock Cancellations/Expirations

  • Lock expirations occur on business days only. If a lock expiration date falls on a non-business day (weekend or holiday), the lock expiration date will be considered as the next business day.
  • Locked loans identified as not closing, must be canceled. Please cancel your locks on inactive loans via email to your Account Manager.
  • Locks that have been canceled or have expired without closing or being extended must go through a 30 calendar day waiting period to be eligible for re-lock.
  • Any re-lock request under consideration during the 30 day waiting period will be subject to worst case pricing
  • Locks not extended prior to expiration date will be subject to cancellation without advance notice, regardless of market conditions

LOCK EXTENSIONS

Brokers may submit requests to Commerce Home Mortgage Wholesale for an extension of time to close a loan that has been locked.

  • A lock can be extended for any number of days needed to complete the loan closing, but will not be extended more than twice or for more than a total of 30 days from the expiration date of the original rate lock commitment.
  • If the request is approved, the price for the extension will be adjusted as follows:
    • 1 bps + 1 bps per day of extension
    • Example: 5 day lock extension: 1 bps + 5bps (1 bps per day extended) = 6bps
  • It is expected that the cost of any extension is incurred by the borrower, which may trigger re-disclosure due to change of circumstances
  • Loans that have not yet reached the Underwriting queue will not be eligible for extension

Lock Renegotiations

  • Lock renegotiations are possible for Conforming and Government products only
  • Requests for lock renegotiations related to non-conforming and specialty products should be referred to your Account Executive for options
  • To be eligible for such consideration, the loan must be submitted to underwriting, AND the appraisal must have been ordered
  • The market price improvement must be equal to or greater than 100 bps (1%) to be eligible for a lock renegotiation
  • If the improvement is between 100–175 bps at the initial locked rate, new pricing will be calculated by taking current market price at desired rate, same lock period, less a .35 bps renegotiation fee
  • In the event market has improved more than 175 bps, please call lock desk for renegotiation options
  • ALL benefit as a result of any renegotiation must be 100% to the benefit of the borrower (e.g.reduced rate or increased borrower credit)
  • Lock Renegotiations are available on a one-time basis only

Delivery Requirements

  • All loans (Conventional, FHA, VA, Jumbo, etc.) on which advance locks have been placed are expected to meet a 7 day file delivery to underwriting on 30 day locks, and a 15 day delivery on 40+ day locks
  • File delivery time frames are mandatory
  • All processors and loan officers should take the necessary steps to ensure loans are delivered within the allotted time frame
  • Loans not delivered on time without prior arrangements are subject to cancellation without notice
  • Avoid the need to re-disclose and consequently pass on costly extension fees to the borrowers by delivering files on time

Program Changes

  • Pricing on locked loans that have undergone program changes will be handled on a case by case basis, which will involve the specifics of the program, investor, transaction and market
  • Locks that are on loans which subsequently change programs from the initially locked program and/or investor, will be re-priced, generally, to a worst case price
Possible Change of Circumstance

If you have a change specifically mentioned below, then only the fee directly associated with this can change. You must re-disclose within 3 days of the changed circumstance. For example, when parties are added to or removed from the title— the cost of the appraisal doesn’t change, as the appraisal is not affected by the number in the party. The credit fees may increase, however, if you are adding a party and need to pull their report. Only the fee directly related to the modified circumstance may be affected.

Changed Circumstances–Specified By HUD

  1. Acts of war, disaster, or other emergency.

  2. Information provided by the borrower or transaction that was relied on in providing the LE either changes or is found to be inaccurate after the LE has been provided.

    1. Could include quality of the borrower
    2. Loan Amount
    3. Estimated Value
    4. Locking of Loan–Important Dates
  3. New information particular to the borrower or transaction that was not relied on in providing the LE.
  4. Circumstances particular to the borrower or transaction including boundary disputes, need for flood insurance or environmental problems.
  5. Discovery of additional documents (such as releases) that must be recorded causing an increase in recording fees.
  6. If the borrower does not proceed with the terms outlined in the GFE and the GFE expires (fees good through:____).
  7. Property address turns out to not be the correct, legal address—fees affected by the address can change.
  8. Parties are added or removed from title or property is moved out of a trust—only fees associated with this can change.
  9. Property use changes—only fees tied to occupancy may change.
  10. Credit policy is required to change after the LE is issued due to regulatory changes such as fees charged by government agencies for recording fees or taxes change after the GFE is issued and the Loan Originator did not have notice of changes prior to issuance—fees can be updated and re-disclosed.
  11. After the LE is issued, it is determined that additional services such as an additional pest, structural or other inspection, upgraded appraisal, certification, survey or other requirement is required by the loan originator in connection with the transaction.
  12. A revised LE cannot be issued after a CD has been issued.
Requesting a Lock Extension
Submit a Loan to Broker Portal

To start a new loan in our system you must complete loan actions in the following sequence.

  1. Sign in and enter your Commerce assigned User Name and Password on this site website
  2. Click “New Loan”
  3. Upload DU 3.2, Calyx Point, or Encompass file
  4. Click ‘Order/Reissue Credit’ from the Loan Details page
  5. On left side under Loan Actions, Click “Order/Reissue Credit” (select your credit provider and enter your credit credentials to re-issue) ***Remember to Click RE-issue box or a new Credit Report will be ordered***

  6. Toggle to the “Conditions &Documents” Tab across the top and under “_LE Request Form”: add file containing

    1. LE Request Coversheet

    2. 1003 dated preferably within 24 hours

    3. Itemization of Fees

    4. Verified Fee Sheet from Escrow & Title Company

    5. Addition: Service Provider List

      IMPORTANT *For Purchase Transactions make sure you included the undiscounted rate

    *If you DO NOT have your full Credit Package from your borrower, EXIT THE FILE. Do not hit the Submit Loan Button again. We will issue a LE to your borrower within 24 hours.

    *If you HAVE your full Credit Package or once you have your full Credit Package from your borrower continue to the next steps.

  7. On conditions and documents page, scroll to bottom and add file under “Loan Submission cover sheet and credit package including Disclosure-Broker Provided.

  8. Click Submit loan button on left side of screen

  9. If prompted, you may need to click ‘Submit Loan button’ again at the bottom of the next page.

  10. EXIT file so we can start working on your file to submit to your underwriter

Appendix Q - Standards for Determining Monthly Debt & Income

FHA/VA Forms

FHA Broker Sponsorship
FHA Case Number Request

Download a blank FHA Case Number Request

FHA Streamline Non-Credit Qualifying Checklist
FHA Streamline Refinance Maximum Mortgage Worksheet
VA IRRRL Non-Credit Qualifying Checklist
VA Recoup Worksheet

Download a blank VA Recoup Worksheet

VA Sponsorship Form

Download a blank VA Sponsorship Form

Loan Processing

Loss Payee Clause

Commerce Home Mortgage,
c/o LoanCare LLC
ISAOA/ATIMA
PO Box 202049
Florence, SC 29502

Fax: (843) 413-7127

1005 - Request for Verification of Employment
1084 - Cash Flow Analysis

TPO Connect Training Guides

Adding a Loan to TPO Connect
eConsent Process

Download Guide eConsent Process

Reissuing Credit in TPO Connect
Running Desktop Underwriter in TPO Connect
Running DU in TPO Connect
Selecting a Product in TPO Connect - Conventional Agency
TPO Connect Tip Sheet

Download Guide TPO Connect Tip Sheet

TPO Connect Tip Sheet for Conventional Agency Loans
Uploading Documents into TPO Connect
Viewing Conditions and Adding a Document to a Condition in TPO Connect

Additional Forms

EXHIBIT A - Occupancy Affidavit
EXHIBIT B - Ability to Repay Borrower Confirmation
EXHIBIT C - Non-Occupant Co-Borrower Certification
EXHIBIT D - Condominium Project Questionnaire
EXHIBIT E - Developer-Builder Questionnaire
EXHIBIT F - LLC Borrowing Certificate (Single Member)
EXHIBIT G - LLC Borrowing Certificate (Multiple Member)
EXHIBIT H - Borrower Contact Consent Form
EXHIBIT I - Condominium Project Warranty Certification

Not finding what you are looking for? Email us at [email protected].