... At Their 2010 Fall National Meeting at the overly posh Gaylord Palms Resort in Orlando, Florida. This follows posts on this Insurance Claims and Issues Web Log on the first day of meetings, posted on Sunday, October 17, 2010, and on Insurance Claims and Bad Faith Law Blog, posted on the second day of meetings, on Monday, October 18, 2010.
Title Insurance was on the NAIC committee agenda today. The NAIC's Title Insurance Task Force considered a Private (Developer's) Transfer Fee Covenants proposal. In testimony before the Task Force, it was stated that Transfer Fees are used by Developers to spread development costs or infrastructure fees. They allow Developers to reduce the sales price of a house as part of the up-front price of the house and they reduce the Purchaser's Mortgage payments as well because they reduce the Principal.
The benefits to original Purchasers are pretty clear. They would pay less than they would otherwise pay under a program in which original Purchasers pay the total Transfer Fee in the original transaction, and subsequent Purchasers do not pay any part of it. Several times in this morning's testimony, the witness made the point that America's Developers view the situation as more fair and equitable to spread the payment of their Transfer Fees across a range of both original Purchasers and subsequent Purchasers, rather than charging the original Purchaser the full capital recovery cost or Transfer Fee. Use of Developers' Transfer Fee Covenants therefore results in a reduced sale price paid by the original Purchaser, he said.
According to the testimony, 12 Million "homes" are subject to Transfer Fees today. They are in widespread use, he said. Developers have developed (you should pardon the expression) their Transfer Fee Covenants for 2.5 Million of those 12 Million houses, meaning that 2.5/12 Million houses are actually subject to Transfer Fees in favor of Developers today. The remainder are to provide weight to Homeowner-Association-Dues-forced-agreements in Restrictive Covenants. Apparently both types of Fees would "run with the land," i.e., each subsequent purchaser would take subject to them. Transfer Fee Covenants made with Developers would impose a lien on the land for 99 years. A "home" will sell an average of 8 times during that period, the witness testified. That is why they would affect Title Insurance Companies. Title Insurance Companies are charged with identifying clouds on title to real property like liens and other encumbrances.
He also said, in response to persistent questioning, that an unpaid Transfer Fee becomes a lien on the property.
This morning's witness also testified in favor of the proposal by observing, again several times, that there is no evidence that consumers are harmed by Developers' Transfer Fee Covenants and that, to the contrary, he said, the purchase price paid by original Purchasers is reduced.
On the other hand, after a few moments, I thought about subsequent Purchasers. It may be true that no great amount of harm is caused to consumers by Developers' Transfer Fee Covenants of this kind, but clearly a little harm is caused to a lot of consumers under this proposal to spread out Transfer Fees.
Fourteen States have reportedly passed absolute bans of the practice, however. If Developers' Transfer Fee Covenants are so good for you, why did any State bar their Transfer Fees Covenants?
The witness did not say.
Parenthetically, that particular witness revealed after awhile that he was a Developer in Austin, Texas in very large planned communities. I did not catch his name. I thought he was a persuasive speaker with a difficult topic.
Since Developers' Tranfer Fee Covenants were considered only in a Report at this time, no action was taken by the NAIC.
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