source:
  type: regulation
  id: fhlmc-9301.11
  authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
    (12/17/25)
  description: "Freddie Mac Guide §9301.11 (State foreclosure timelines and performance). Gap-fill (verbatim, ID-diff).\
    \ \n"
obligations:
- id: fhlmc-9301.11-0
  canonical_id: fhlmc-9301.11-0
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: (12/17/25) This section contains requirements
    related to: ■ State foreclosure timelines ■ Allowable delays in completing a foreclosure ■ State foreclosure
    timeline performance assessment (a) State foreclosure timelines A foreclosure timeline is the time it takes
    to process a fore…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: '(12/17/25) This section contains requirements related to: ■ State foreclosure timelines ■
      Allowable delays in completing a foreclosure ■ State foreclosure timeline performance assessment (a) State
      foreclosure timelines A foreclosure timeline is the time it takes to process a foreclosure. The timeline is
      measured in days from the DDLPI to the date of the foreclosure sale. Therefore, the timeline consists of the
      time it should take from the DDLPI to the date the Mortgage is referred to foreclosure counsel (see Sections
      9301.2(a) through 9301.2(d)), plus the time it takes from the referral date of foreclosure to the foreclosure
      sale date. The timeline does not include any post-sale redemption or confirmation periods. Freddie Mac has
      a timeline for each State which is the number of days it should take to process a foreclosure in the State
      under most circumstances. For conventional Mortgages, the Servicer must complete the foreclosure sale within
      the foreclosure timeline (from DDLPI to foreclosure sale) for the State in which the property is located,
      as listed in Exhibit 83, Freddie Mac State Foreclosure Timelines. The Servicer must'
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-1
  canonical_id: fhlmc-9301.11-1
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: 301-63 comply with FHA, VA and RHS timelines
    for all Mortgages insured by the FHA or guaranteed by the VA or RHS. If the foreclosure sale was delayed due
    to one of the allowable State foreclosure timeline delays listed in Section 9301.11(b), the timeline from DDLPI
    to the foreclo…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: '301-63 comply with FHA, VA and RHS timelines for all Mortgages insured by the FHA or guaranteed
      by the VA or RHS. If the foreclosure sale was delayed due to one of the allowable State foreclosure timeline
      delays listed in Section 9301.11(b), the timeline from DDLPI to the foreclosure sale date will be increased
      to account for the allowable delay based on the information the Servicer reports to Freddie Mac via EDR. Refer
      to Exhibit 83A, Determining State Foreclosure Timeline Compensatory Fees, for details on how Freddie Mac determines
      the additional time to be granted for allowable delays. The Servicer must have procedures and processes in
      place to manage its State foreclosure timeline performance. To assist with monitoring performance, the Servicer
      may access reports, accessible via the “Foreclosures” tile of the Servicer’s Servicer Performance Profile
      (SPP) (see Exhibit 88, Servicing Tools), on foreclosure sales completed. The reports in the SPP will be based
      on information and data the Servicer reported to Freddie Mac. Servicers should review the reports regularly
      to ensure the information and data they reported was complete and accurate. Reduction in timelines At any
      time and in its sole discretion, Freddie Mac may reduce a State’s foreclosure timeline set forth in Exhibit
      83 and further, may subject loans to revised timelines and associated compensatory fee calculations that were
      referred to foreclosure as of the effective date of the reduced timeline. (b) Allowable delays in completing
      a foreclosure Exhibit 83, Freddie Mac State Foreclosure Timelines, sets forth Freddie Mac’s foreclosure timeline
      for each State. Freddie Mac’s State foreclosure timeline (DDLPI to foreclosure sale) will be extended for
      a Mortgage under the following circumstances, provided the Servicer complies with the applicable EDR requirements
      (refer to Section 9102.6 for information on EDR reporting requirements): ■ When a Borrower files for bankruptcy
      protection ■ Delays due to probate, military indulgence and contested foreclosures ■ Delays caused by the
      Borrower being offered or entering into a Freddie Mac Flex Modification Trial Period plan but failing to comply
      with the terms of the plan ■ Delays caused by the Borrower entering into an unemployment forbearance plan
      ■ Delays caused by the Borrower exercising his or her right to appeal a modification denial, pursuant to Section
      9101.2'
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-2
  canonical_id: fhlmc-9301.11-2
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: 301-64 Refer to Exhibit 83A, Determining State
    Foreclosure Timeline Performance Compensatory Fees, for information on how Freddie Mac calculates the additional
    time granted for each of the allowable delays listed above. Moreover, a Servicer may delay completing the foreclosure,
    i…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: '301-64 Refer to Exhibit 83A, Determining State Foreclosure Timeline Performance Compensatory
      Fees, for information on how Freddie Mac calculates the additional time granted for each of the allowable
      delays listed above. Moreover, a Servicer may delay completing the foreclosure, if necessary, when the delay
      is required due to: ■ Applicable federal, State or local law, but only if the delay was necessary or inevitable
      despite the Servicer’s best efforts to incorporate such laws into its foreclosure procedures and timelines
      ■ Emergency, exigent or unusual circumstances that do not occur in the regular course of business and that
      are both unforeseeable and outside the control of the Servicer (this includes delays resulting from Eligible
      Disasters, pursuant to Section 8404.1(d)) ■ The Servicer waiting for instructions from Freddie Mac on how
      to proceed with a distressed property (see Section 8403.1(a) and (b) for an explanation of a distressed property)
      ■ The Servicer being unable to complete the foreclosure sale due to the Borrower being approved for, or performing
      under, the terms of an alternative to foreclosure ■ The Borrower’s approval for a Freddie Mac Standard Short
      Sale or Freddie Mac Standard Deed-in-Lieu of Foreclosure being based on a review of a First Complete Borrower
      Response Package, pursuant to Section 9101.3 ■ The Borrower being conditionally approved for mortgage assistance
      under the State Housing Finance Agency program in accordance with Section 9211.1 Regardless of a delay for
      any of the above reasons, the Servicer’s State foreclosure timeline performance will be measured against Freddie
      Mac’s State foreclosure timeline and compensatory fees. The Servicer may appeal the decision and must provide
      to Freddie Mac at the time of appeal any and all information and documentation supporting the claim that the
      delay was necessary and required. (c) State foreclosure timeline performance assessment For Mortgages that
      resulted in a foreclosure sale on or after January 1, 2019: (i) Determination of State foreclosure timeline
      performance Freddie Mac will evaluate the Servicer’s State foreclosure timeline performance on a calendar
      year basis. Based on all foreclosures the Servicer completes in the year being evaluated, Freddie Mac will
      determine a Servicer’s State foreclosure timeline performance for each Mortgage that went to foreclosure sale
      in the year being evaluated on a national basis.'
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-3
  canonical_id: fhlmc-9301.11-3
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: 301-65 Freddie Mac will determine how long
    it took the Servicer to complete each foreclosure sale based on the information that the Servicer reports to
    Freddie Mac via the monthly EDR submissions and the foreclosure sale transmission after the completion of the
    foreclosure sale. …'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: '301-65 Freddie Mac will determine how long it took the Servicer to complete each foreclosure
      sale based on the information that the Servicer reports to Freddie Mac via the monthly EDR submissions and
      the foreclosure sale transmission after the completion of the foreclosure sale. Freddie Mac will calculate
      the amount of compensatory fees, if any, in addition to any actual losses, costs or damages caused by Servicer
      non-compliance with the Guide, including State foreclosure timeline requirements. To determine the Servicer’s
      overall State foreclosure timeline performance, Freddie Mac will complete the following steps: Step 1 – Calculating
      actual foreclosure timeline performance for each Mortgage: Freddie Mac will determine how many days it took
      the Servicer to complete each foreclosure sale during the calendar year and whether the number of days exceeded
      or were managed under the applicable State foreclosure timeline standard as listed in Exhibit 83, Freddie
      Mac State Foreclosure Timelines. Freddie Mac will then calculate the compensatory fee amount for each individual
      foreclosure sale to determine whether each Mortgage will result in a compensatory fee or credit. The amounts
      calculated in this step on an individual foreclosure sale basis will be negative (a credit) for those foreclosure
      sales that were managed under that State’s foreclosure timeline and will be positive (a compensatory fee)
      for those foreclosure sales that exceeded that State’s foreclosure timeline. Step 2 – Calculating the aggregate
      compensatory fee on a national basis: Freddie Mac will calculate the Servicer’s aggregate State foreclosure
      timeline compensatory fee amount by netting the compensatory fees and credits determined in Step 1 for all
      foreclosure sales that were completed in the calendar year. Step 3 – Determining whether to assess a compensatory
      fee: If the Servicer’s aggregate compensatory fee calculated in Step 2 is $300,000 or less, then no compensatory
      fee will be assessed. However, if the Servicer’s aggregate compensatory fee calculated in Step 2 is greater
      than $300,000, and the Servicer is not otherwise exempt under Section 9301.11(c)(ii), a compensatory fee will
      be assessed. Refer to Exhibit 83A, Determining State Foreclosure Timeline Performance Compensatory Fees, for
      additional details regarding how Freddie Mac calculates compensatory fees. The State foreclosure timelines
      used in determining the Servicer’s performance will be adjusted for the period of time for which the foreclosures
      were delayed due to any of the allowable delays in Section 9301.11(b), provided the Servicer complied with
      the applicable EDR requirement and/or the appeals process in Section 9301.11(c)(iii).'
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-4
  canonical_id: fhlmc-9301.11-4
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: 301-66 (ii) Compensatory fee process If the
    Servicer’s performance exceeded Freddie Mac’s State foreclosure timeline requirements as outlined in Section
    9301.10(c)(i), then the compensatory fee process is as follows: ■ Step 1: Freddie Mac will automatically waive
    a Servicer’s pot…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: '301-66 (ii) Compensatory fee process If the Servicer’s performance exceeded Freddie Mac’s
      State foreclosure timeline requirements as outlined in Section 9301.10(c)(i), then the compensatory fee process
      is as follows: ■ Step 1: Freddie Mac will automatically waive a Servicer’s potential State foreclosure timeline
      compensatory fees if its exposure amount is $300,000 or less for that calendar year. This is considered the
      de minimis billing exception. (Note: $300,000 = previous monthly de minimis threshold of $25,000 x 12 months.)
      ■ Step 2: For those Servicers that did not receive a waiver under Step 1, Freddie Mac will calculate the Servicer’s
      overall Servicer Success Scorecard ranking for that calendar year against the respective rank group the Servicer
      belongs to on December 31 of that calendar year (see Section 3501.2(b) regarding Servicer performance results).
      If a Servicer’s overall ranking for that year is in the top 75% of its rank group on December 31 (i.e., not
      in the bottom 25% of that rank group), its State foreclosure timeline compensatory fees will automatically
      be waived. Note: This step does not apply to a Servicer where an overall ranking is not provided, whether
      because no Servicers in that Servicer’s rank group are provided an overall ranking or the individual Servicer
      did not receive an overall ranking within its rank group. Additional information on rankings and the Servicer
      Success Scorecard is available through Freddie Mac Gateway®. ■ Step 3: If a Servicer remains subject to the
      assessment of State foreclosure timeline compensatory fees after steps 1 and 2, the Servicer may be placed
      into a performance monitoring plan. If the Servicer is placed into a performance monitoring plan, the assessment
      of its compensatory fee exposure balance will be suspended until Freddie Mac determines whether the Servicer
      met the terms of the plan. If Freddie Mac determines that a Servicer complied with the required terms of the
      plan, its State foreclosure timeline compensatory fee assessment will be waived automatically. If the Servicer
      is not eligible for a performance monitoring plan, the Servicer will be assessed its compensatory fee exposure
      balance. ■ Step 4: If a Servicer still remains subject to the assessment of State foreclosure timeline compensatory
      fees after steps 1 through 3, the Servicer will be assessed its compensatory fee exposure balance if not previously
      assessed. The Servicer will have 90 days to submit any loan-level appeals in accordance with Section 9301.11(c)(iii).
      If after the appeals process is completed a Servicer continues to have a compensatory fee exposure balance
      of greater than $300,000, then the Servicer will be billed for such fees in accordance with Section 9301.11(c)(iv).'
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-5
  canonical_id: fhlmc-9301.11-5
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: 301-67 (iii)Servicer appeal process for State
    foreclosure timeline compensatory fees The Servicer may appeal a pending compensatory fee prior to Freddie Mac
    billing the compensatory fee. The calendar year’s estimated State foreclosure timeline compensatory fees will
    be available …'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: 301-67 (iii)Servicer appeal process for State foreclosure timeline compensatory fees The Servicer
      may appeal a pending compensatory fee prior to Freddie Mac billing the compensatory fee. The calendar year’s
      estimated State foreclosure timeline compensatory fees will be available in the Foreclosure Timeline Compensatory
      Fees Overview report, accessible via the “Foreclosures” tile of the Servicer’s Servicer Performance Profile
      (SPP) (see Exhibit 88, Servicing Tools). This report will be updated monthly, on the fifth Business Day of
      each month to reflect the year-to-date State foreclosure timeline performance through the end of the prior
      month. Servicers are not required to submit appeals and it is recommended that Servicers do not submit any
      appeals until all steps outlined in Section 9301.11(c)(ii) have been completed and the Servicer has been notified
      that the compensatory fees are now assessed and subject to billing. Servicers must submit, in their original
      appeal, a description of all delays along with all related documentation. Any information that is received
      after the original appeal is submitted will not be considered. The Servicer has 90 days to submit an appeal
      to Freddie Mac using the Freddie Mac Default Fee Appeal System (which can be accessed through Freddie Mac
      Gateway). (iv) Billing process for compensatory fees Compensatory fees to be billed will appear on the Servicer’s
      Monthly Non-Performing Loans Billing Statement in the first monthly cycle after the date in which all appeals
      have been submitted to, and decisioned by, Freddie Mac. Refer to Section 9102.1 for information on the payment
      of Servicing Non-Performing Loans Invoices via an Automated Clearing House draft.
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-6
  canonical_id: fhlmc-9301.11-6
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: Bankruptcy overview, general requirements and
    Freddie Mac’s rights (09/10/25) This section contains information related to: ■ Bankruptcy ■ Freddie Mac’s rights
    ■ Bankruptcy general requirements (a) Bankruptcy This chapter provides Servicers with Freddie Mac’s requirements
    for Ser…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: 'Bankruptcy overview, general requirements and Freddie Mac’s rights (09/10/25) This section
      contains information related to: ■ Bankruptcy ■ Freddie Mac’s rights ■ Bankruptcy general requirements (a)
      Bankruptcy This chapter provides Servicers with Freddie Mac’s requirements for Servicing Mortgages subject
      to bankruptcy proceedings or litigation. The Servicer must take appropriate action to protect Freddie Mac’s
      interest during bankruptcy proceedings in which the Borrower is the debtor. Note: Refer to Chapter 9402 for
      requirements for Servicing Mortgages subject to other litigation. (b) Freddie Mac’s rights In addition to
      any other remedies it may have at law or in equity, Freddie Mac reserves the right, at its sole discretion,
      to: 1. Require the Servicer to submit copies of any and all records related to Freddie Mac’s Mortgages 2.
      Require the Servicer to compensate Freddie Mac and hold Freddie Mac harmless for any loss, damage or expense
      that result from the Servicer’s failure to comply with the provisions in this chapter, Chapters 8402 and 8403,
      Sections 9402.1(a) and 8601.7(a) or that result from errors, omissions or delays by the Servicer or the Servicer’s
      agent, including without limitation to: ■ Previously paid incentives ■ Expense reimbursements ■ Court costs
      and ■ Attorney fees'
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-7
  canonical_id: fhlmc-9301.11-7
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: 401-2 3. Use or require the Servicer to use
    Freddie Mac’s counsel or trustee for any Freddie Mac Default Legal Matter 4. Limit the amount of a reimbursement
    for attorney fees if those fees exceed the limits in: ■ Exhibit 57B, Approved Bankruptcy Attorney Fees, or ■
    Fees commonly …'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: '401-2 3. Use or require the Servicer to use Freddie Mac’s counsel or trustee for any Freddie
      Mac Default Legal Matter 4. Limit the amount of a reimbursement for attorney fees if those fees exceed the
      limits in: ■ Exhibit 57B, Approved Bankruptcy Attorney Fees, or ■ Fees commonly charged for similar services
      in the area where the affected property is located 5. Limit the amount of a reimbursement for preservation
      and maintenance expenses if those expenses exceed the limits in Exhibit 57, 1- to 4-Unit Property Approved
      Expense Amounts 6. If the Servicer does not obtain Freddie Mac’s prior written approval as required, deny
      the Servicer’s request for reimbursement of expenses incurred as a result of Servicing Freddie Mac’s Mortgages
      under the requirements of this chapter and Chapter 8402 7. If the Servicer fails to comply with the requirements
      contained in this chapter, Chapters 8402 and 8403 and Sections 9402.1(a) and 8601.7(a): ■ Assess compensatory
      and other fees ■ Exercise any remedies provided by the Guide and the other Purchase Documents Refer to Chapter
      3602 regarding repurchases, repurchase alternatives and other remedies. (c) Bankruptcy general requirements
      When the Servicer receives notice or confirms information that a Borrower has filed a bankruptcy petition,
      at a minimum, the Servicer must: 1. Comply with all applicable laws and regulations, including working with
      the debtor’s pre-bankruptcy credit counseling agency on a debt management plan, if applicable 2. Obtain a
      copy of the Borrower’s (debtor’s) bankruptcy petition or other bankruptcy notice 3. Accurately complete and
      file a proof of claim, including all required proof of claim forms, within the time limitations set by the
      bankruptcy court. This may include but is not limited to providing: ■ Timely information ■ Documentation (e.g.,
      Borrower payment history) and'
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-8
  canonical_id: fhlmc-9301.11-8
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: 401-3 ■ Payoff and reinstatement figures necessary
    for bankruptcy counsel to meet the time limits set by the bankruptcy court if counsel is representing the Servicer
    in the case If additional costs are incurred after confirmation of the bankruptcy plan, the Servicer must work
    wit…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: 401-3 ■ Payoff and reinstatement figures necessary for bankruptcy counsel to meet the time
      limits set by the bankruptcy court if counsel is representing the Servicer in the case If additional costs
      are incurred after confirmation of the bankruptcy plan, the Servicer must work with the trustee to ensure
      all steps are taken to recover those costs allowable by applicable law from the debtor through the plan, if
      applicable. The Servicer must, prior to filing any proof of claim or motion for relief from the stay with
      respect to a Mortgage registered on the MERS® System, prepare and execute (using the Servicer’s employee who
      is a MERS authorized “signing officer”) an assignment of the Security Instrument from MERS to the Servicer.
      The Servicer must record the prepared assignment where required by State law. State mandated recordings are
      non-reimbursable by Freddie Mac, are not considered part of the Freddie Mac allowable foreclosure counsel
      fees and must not be billed to the Borrower. 4. Monitor the bankruptcy filing and obtain status of the proceedings
      from the trustee in a timely manner. This includes, at a minimum, assisting with any motions for relief of
      stay and monitoring the first meeting of creditors, proof of claim and/or confirmation of the bankruptcy plan,
      pre- and post-petition payments, pleadings and notices. If counsel requests additional documentation and/or
      information from the Servicer at any time, the Servicer must provide such requested information and/or documents
      within three Business Days after receipt of the request, or within such earlier time frame if necessary, to
      comply with timing requirements under applicable law or court orders and procedures. 5. Maintain copies of
      all relevant documents related to the bankruptcy, including the notice of first meeting of creditors, proof
      of claim, pleadings, notices, etc. 6. Determine whether the Borrower wishes to keep the property 7. Not require
      the Borrower to sign a reaffirmation of debt agreement. If the Servicer chooses to have the Borrower reaffirm
      the debt, the Servicer must comply with all applicable laws, including obtaining the court’s approval of the
      reaffirmation agreement, if necessary. Freddie Mac will not reimburse the Servicer for any legal costs incurred
      in obtaining a reaffirmation agreement. 8. Review any bankruptcy reorganization plan proposed under Chapters
      11 or 13 of the U.S. Bankruptcy Code (refer to Section 9401.2(e) regarding the Servicer’s Servicing responsibilities
      should a bankruptcy judge order a bankruptcy cramdown) and respond in a manner that protects Freddie Mac’s
      interests. Likewise, the Servicer must review any bankruptcy plan proposed under Chapter 12 of the U.S. Bankruptcy
      Code and respond in a manner that protects Freddie Mac’s interests. Such review includes verifying that the
      bankruptcy repayment plan does not extend past the maturity date of the Mortgage and sets forth the proper
      monthly payment to include the outstanding debt and sufficient funds to pay property taxes and all property
      insurance and mortgage insurance premiums when they become due. If the bankruptcy repayment plan will extend
      past the maturity date of the Mortgage, the Servicer must object.
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.11-9
  canonical_id: fhlmc-9301.11-9
  section: Freddie Mac Guide 9301.11
  description: '9301.11 State foreclosure timelines and performance: 401-4 9. If appropriate, file an action with
    the bankruptcy court to secure a determination that the property is abandoned. In the event the court considers
    the property abandoned, the Servicer must file an order lifting the automatic stay. 10. Monitor and properly
    apply payments…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.11 — State foreclosure timelines and performance
      (12/17/25)
    source_class: gse-guide
    source_url: https://guide.freddiemac.com/
    snapshot_id: 5869ee9e606cd4ae
    fetched_at: '2026-06-18T00:00:00+00:00'
    content_hash: sha256:9a1b23e5024bb369e7a59d36b3702383c11ace68b5d209fdef791bc8f955c637
    paragraph_quote: '401-4 9. If appropriate, file an action with the bankruptcy court to secure a determination
      that the property is abandoned. In the event the court considers the property abandoned, the Servicer must
      file an order lifting the automatic stay. 10. Monitor and properly apply payments received under any bankruptcy
      repayment plan. If the Borrower becomes delinquent in his or her payments under a bankruptcy repayment plan,
      pursuant to Sections 9401.2(c) and 9401.2(d), as applicable, the Servicer must instruct counsel to take immediate
      action to modify the stay order and initiate or resume foreclosure proceedings. 11. Conduct a monthly inspection
      of the property for any delinquent Mortgage unless a bankruptcy repayment plan is in place and being adhered
      to 12. Verify that the Borrower is current on his or her property taxes and property and mortgage insurance
      premiums, as applicable. If there is an Escrow account, the Servicer must perform an Escrow analysis to determine
      if a bankruptcy repayment plan must include additional Escrow Funds to maintain the Escrow account. In addition,
      the Servicer must perform a periodic Escrow analysis and notify the trustee of any change to the payment amount
      resulting from the analysis. 13. Immediately notify the trustee of any Transfer of Servicing. (Both the Transferor
      Servicer and Transferee Servicer must notify the trustee.) See Chapter 7101 for specific requirements for
      Transfers of Servicing, including Concurrent Transfers of Servicing and Subsequent Transfers of Servicing.
      14. For leasehold Mortgages: ■ If termination of the lease will impair Freddie Mac’s lien position or interest
      in the property, take appropriate action to assume the lease payments to the lessor if the lease is rejected
      by the Chapter 7 trustee in bankruptcy and the Borrower ceases making payments required under the terms of
      the lease (i.e., ground rents) ■ Object to any Chapter 13 plan that does not provide for payment of ground
      rents 15. In cases when the trustee will pay post-petition payments, it is the Servicer’s responsibility to
      notify the trustee of all changes, including any missed post-petition payment, and to send copies of breach/acceleration
      letters to the trustee 16. Immediately upon release of bankruptcy, if the Mortgage is delinquent, the Servicer
      must either: ■ Resume foreclosure activities if the Mortgage was in foreclosure previous to the bankruptcy
      filing, in accordance with Chapter 9301, or ■ Initiate or resume collection activity in accordance with Chapter
      9102'
    drafter_attestation: Verbatim from Freddie Guide §9301.11 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
