source:
  type: regulation
  id: fhlmc-9301.5
  authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
    (09/10/25)
  description: "Freddie Mac Guide §9301.5 (First legal action and expedited foreclosure). Gap-fill (verbatim, ID-diff).\
    \ \n"
obligations:
- id: fhlmc-9301.5-0
  canonical_id: fhlmc-9301.5-0
  section: Freddie Mac Guide 9301.5
  description: '9301.5 First legal action and expedited foreclosure: (09/10/25) This section contains information
    related to: ■ First legal action in the foreclosure and expedited process for vacant or abandoned properties
    ■ Expedited foreclosures ■ Expedited foreclosures – Florida ■ Expedited foreclosures – Illinois ■ Expedited
    foreclosures – New…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
      (09/10/25)
    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: '(09/10/25) This section contains information related to: ■ First legal action in the foreclosure
      and expedited process for vacant or abandoned properties ■ Expedited foreclosures ■ Expedited foreclosures
      – Florida ■ Expedited foreclosures – Illinois ■ Expedited foreclosures – New York (a) First legal action in
      the foreclosure and expedited process for vacant or abandoned properties (i) What is the first legal action
      in the foreclosure process? The first legal action is the first public action required in the jurisdiction
      where the property is located to commence the foreclosure process. The first legal action may include: ■ For
      judicial foreclosures, a complaint, petition, order to docket or notice of hearing'
    drafter_attestation: Verbatim from Freddie Guide §9301.5 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.5-1
  canonical_id: fhlmc-9301.5-1
  section: Freddie Mac Guide 9301.5
  description: '9301.5 First legal action and expedited foreclosure: 301-28 ■ For non-judicial foreclosures, recording
    a notice of default or publication of a notice of sale ■ For foreclosures other than judicial and non-judicial
    foreclosures, if any, the earliest document that establishes, sets or schedules a date for a foreclosure sale
    This firs…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
      (09/10/25)
    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: '301-28 ■ For non-judicial foreclosures, recording a notice of default or publication of a
      notice of sale ■ For foreclosures other than judicial and non-judicial foreclosures, if any, the earliest
      document that establishes, sets or schedules a date for a foreclosure sale This first legal action must take
      place after the referral to foreclosure. Refer to the following Sections for more information: Additional
      information supporting first legal action in the foreclosure process Topic Guide location Referral to foreclosure
      Section 9301.2(b) When to refer a Mortgage to foreclosure – Primary Residence Section 9301.2(c) When to refer
      a Mortgage to foreclosure for a non-Primary Residence Section 9301.2(d) Referral to foreclosure documentation
      requirements Section 9301.2(f) (ii) Expedited foreclosure if property is vacant or abandoned Some jurisdictions
      permit an expedited or alternative foreclosure process if the Mortgaged Premises is vacant or abandoned. If
      the Servicer decides it is in Freddie Mac’s best interest to pursue an expedited foreclosure as a result of
      the occupancy status of the Mortgaged Premises, then the Servicer may proceed with an expedited foreclosure.
      Requesting additional attorney fees If the Servicer believes that pursuing an expedited foreclosure is in
      Freddie Mac’s best interest and knows that additional attorney fees will be incurred when processing this
      expedited foreclosure, the Servicer must submit a request for pre-approval to Freddie Mac via PAID (Payments
      Automated Intelligent and Dynamic) (see Exhibit 88, Servicing Tools) to recommend incurring additional attorney
      fees to complete the expedited foreclosure. The Servicer must send the recommendation to Freddie Mac before
      the Servicer incurs additional fees; otherwise, Freddie Mac will not reimburse for those fees. Under no circumstances
      should the Servicer delay initiating foreclosure to obtain Freddie Mac’s approval to pursue an expedited foreclosure.
      (b) Expedited foreclosures Servicers must always consider how to resolve a Freddie Mac Default Legal Matter
      in a way that obtains the best result for Freddie Mac and in a legally-compliant manner. While'
    drafter_attestation: Verbatim from Freddie Guide §9301.5 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.5-2
  canonical_id: fhlmc-9301.5-2
  section: Freddie Mac Guide 9301.5
  description: '9301.5 First legal action and expedited foreclosure: 301-29 Servicers are not required to use expedited
    methods identified in this chapter, if a Servicer does proceed with an expedited method, it must adhere to the
    requirements set forth in this chapter. This chapter provides requirements for expediting Freddie Mac Default
    Legal Ma…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
      (09/10/25)
    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: '301-29 Servicers are not required to use expedited methods identified in this chapter, if
      a Servicer does proceed with an expedited method, it must adhere to the requirements set forth in this chapter.
      This chapter provides requirements for expediting Freddie Mac Default Legal Matters, such as: ■ Waiving Freddie
      Mac’s right to pursue deficiency actions against a Borrower ■ Expediting the foreclosure if the property is
      identified as vacant/abandoned ■ Obtaining default judgment for an amount less than total amount owed by the
      Borrower ■ State-specific methods for expediting Freddie Mac Default Legal Matters (c) Expedited foreclosures
      – Florida (i) Determining the judgment method In the State of Florida, Servicers may obtain judgment in connection
      with a foreclosure in several ways, including the following: ■ Motion for summary judgment ■ Bulk trial foreclosures
      ■ Order to show cause ■ Obtaining judgment for less than the total indebtedness as described in Section 9301.6(a)(i)
      Foreclosure timeline requirements set forth in Section 9301.11(a) will not be waived regardless of the procedure
      the Servicer follows when foreclosing the Mortgage. (ii) Motion for summary judgment Servicers may move for
      summary judgment against the Borrower using the expense limits set forth in Exhibit 57A, Approved Attorney,
      Foreclosure, Mediation, Postponement Fees and Title Expenses. (iii)Bulk trial foreclosures Servicers may utilize
      bulk trial foreclosures to accelerate foreclosures. This option can be used for Freddie Mac Default Legal
      Matters that were: ■ Referred to law firms on or after June 1, 2013 or'
    drafter_attestation: Verbatim from Freddie Guide §9301.5 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.5-3
  canonical_id: fhlmc-9301.5-3
  section: Freddie Mac Guide 9301.5
  description: '9301.5 First legal action and expedited foreclosure: 301-30 ■ Referred to law firms before June
    1, 2013 and for which the foreclosure complaint has been filed, but final judgment of foreclosure has not yet
    been entered Servicers and their counsel must use their discretion to determine whether the bulk trial foreclosure
    process is a…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
      (09/10/25)
    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: '301-30 ■ Referred to law firms before June 1, 2013 and for which the foreclosure complaint
      has been filed, but final judgment of foreclosure has not yet been entered Servicers and their counsel must
      use their discretion to determine whether the bulk trial foreclosure process is appropriate for the jurisdiction,
      the Mortgage and the Mortgaged Premises that is the subject of the foreclosure. Reimbursement of expenses
      Pursuant to Section 9701.3(a), Freddie Mac will reimburse Servicers for approved attorney fees as set forth
      in Exhibit 57A. Servicers must submit expenses for additional attorney fees associated with the use of the
      bulk trial foreclosure process through PAID (see Exhibit 88, Servicing Tools). Freddie Mac will reimburse
      up to a maximum of $1,750, including legal fees for all necessary work to complete bulk trial foreclosures,
      including, but not limited to: ■ Identification of bulk trial foreclosure candidates ■ Pre-trial preparation
      and correspondence ■ Preparation of trial orders ■ Witness preparation ■ All necessary court appearances This
      fee is in addition to the foreclosure attorney fee. Servicers must use expense code 010009 (Bulk Trial Foreclosure/Inquest
      Process) when submitting an expense in PAID (see Exhibit 88, Servicing Tools) for the additional trial fees
      associated with the bulk trial foreclosure process. Legal expenses paid by the Servicer must match or exceed
      the reimbursement request. (iv) Order to show cause Servicers may foreclose using motions for order to show
      cause against the Borrower subject to the expense limits set forth in Exhibit 57A. (v) Default judgment Servicers
      may move for default judgment against the Borrower in accordance with Sections 9301.6(a)(i) and 9301.6(a)(ii).
      (d) Expedited foreclosures – Illinois'
    drafter_attestation: Verbatim from Freddie Guide §9301.5 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.5-4
  canonical_id: fhlmc-9301.5-4
  section: Freddie Mac Guide 9301.5
  description: '9301.5 First legal action and expedited foreclosure: 301-31 In Illinois, Servicers may obtain a
    consent judgment from a Borrower and take title to the Mortgaged Premises on behalf of Freddie Mac instead of
    selling the Mortgaged Premises at foreclosure sale. Servicers must comply with the requirements in Section 9301.1(b)
    and applic…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
      (09/10/25)
    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: '301-31 In Illinois, Servicers may obtain a consent judgment from a Borrower and take title
      to the Mortgaged Premises on behalf of Freddie Mac instead of selling the Mortgaged Premises at foreclosure
      sale. Servicers must comply with the requirements in Section 9301.1(b) and applicable law prior to obtaining
      a consent judgment pursuant to this section. Servicers may also offer a relocation incentive to a qualified
      Borrower as described in this section. (i) General requirements ■ The Mortgaged Premises must be located in
      Illinois ■ Servicers may seek reimbursement from Freddie Mac, subject to the expense limits set forth in Exhibit
      57A, Approved Attorney, Foreclosure, Mediation, Postponement Fees and Title Expenses ■ Payments from Freddie
      Mac or the Borrower to subordinate lienholders, if any, are not permitted. Most subordinate liens will be
      extinguished by operation of law once the consent judgment is final. (ii) Relocation incentive requirements
      The Servicer may pay a relocation incentive of up to $3,000 to the Borrower in a manner similar to the relocation
      assistance for completion of a Freddie Mac Deed-in-Lieu of Foreclosure (“deed-in-lieu of foreclosure”) if
      the Borrower occupies the Mortgaged Premises as his or her Primary Residence at the time the Borrower consents
      to judgment provided that: 1. If the Borrower receives relocation assistance from a source other than Freddie
      Mac or the Servicer, such as an employer, the Servicer must reduce the amount of Freddie Mac’s relocation
      assistance by the amount received from the other source. If the Borrower will receive relocation assistance
      from a source other than Freddie Mac or the Servicer and the amount is equal to or greater than $3,000, Freddie
      Mac will not provide any relocation assistance to the extent that the Servicer is aware of such payment. 2.
      Borrowers subject to Permanent Change of Station (PCS) orders will not be eligible for Freddie Mac relocation
      assistance as the government assists in defraying the costs of the service member’s relocation 3. The Servicer
      must conduct an interior inspection of the Mortgaged Premises to ensure that it is vacant, undamaged and in
      broom-swept condition in the same manner and under the same requirements as stated in Section 9209.5(d) for
      a deed-in-lieu of foreclosure, unless the property is a 2- to 4-unit property and Freddie Mac allows tenants
      to remain in one or more unit(s); in which case, the Servicer must ensure the remaining units are vacant,
      undamaged and in broom-swept condition. The Servicer'
    drafter_attestation: Verbatim from Freddie Guide §9301.5 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.5-5
  canonical_id: fhlmc-9301.5-5
  section: Freddie Mac Guide 9301.5
  description: '9301.5 First legal action and expedited foreclosure: 301-32 must take all necessary actions to protect
    the Mortgaged Premises from waste, damage and vandalism. ■ If the property inspection reveals any environmental
    hazards or legal concerns as described in Section 9209.1(c), the Servicer must contact Freddie Mac for approval
    prior …'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
      (09/10/25)
    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: '301-32 must take all necessary actions to protect the Mortgaged Premises from waste, damage
      and vandalism. ■ If the property inspection reveals any environmental hazards or legal concerns as described
      in Section 9209.1(c), the Servicer must contact Freddie Mac for approval prior to obtaining the consent judgment
      ■ If the property inspection indicates that the Mortgaged Premises was not left in broom-swept condition or
      there is damage to the Mortgaged Premises, the Servicer must proceed to judgment and do all of the following:
      ❑ Estimate the costs for remediating the issues ❑ Reduce the Borrower relocation assistance by the estimated
      amount ❑ Secure the property following the requirements in Section 9603.1(a) ■ Freddie Mac will reimburse
      the Servicer for the actual cost of a final property inspection conducted by an outside service up to the
      expense limits stated in Exhibit 57, 1- to 4-Unit Property Approved Expense Amounts. Refer to Section 9701.2(d)
      for details regarding reimbursement of property inspection costs. 4. Once the final amount of relocation assistance
      has been determined, the consent judgment has been obtained and the Mortgaged Premises have been inspected
      and found to be in acceptable condition, the Servicer must disburse to the Borrower the relocation assistance
      payment. The Servicer must distribute the relocation assistance funds no more than 30 days after entry of
      judgment. The Servicer may request reimbursement for the relocation assistance from Freddie Mac via PAID (see
      Exhibit 88, Servicing Tools.) 5. In addition to the relocation assistance offered by Freddie Mac, the Servicer
      may in its discretion offer the Borrower an additional financial incentive to obtain the consent of the Borrower
      to entry of judgment. Any relocation assistance provided by the Servicer will be in addition to the relocation
      assistance amount provided by Freddie Mac and the Servicer’s assistance amount does not have to be subtracted
      from the assistance amount Freddie Mac will pay. If the Servicer does offer its own relocation assistance,
      it must provide the assistance from its own funds, as a payment made directly to the Borrower. 6. The relocation
      assistance payment may not be applied to other debts secured by the Mortgaged Premises or retained by the
      Servicer for any reason (iii)Foreclosure sale reporting The Servicer must report the Mortgage as reverting
      to REO through a foreclosure sale, and not a deed-in-lieu of foreclosure. The Servicer must report the “sale
      results” as the'
    drafter_attestation: Verbatim from Freddie Guide §9301.5 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.5-6
  canonical_id: fhlmc-9301.5-6
  section: Freddie Mac Guide 9301.5
  description: '9301.5 First legal action and expedited foreclosure: 301-33 amount of the judgment (as there is
    no foreclosure sale) and the Servicer must report the “sale date” as the date the judgment is entered. If the
    Servicer also waives the deficiency in connection with obtaining the consent judgment, then the Servicer must
    notify Freddie Ma…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
      (09/10/25)
    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: '301-33 amount of the judgment (as there is no foreclosure sale) and the Servicer must report
      the “sale date” as the date the judgment is entered. If the Servicer also waives the deficiency in connection
      with obtaining the consent judgment, then the Servicer must notify Freddie Mac that the deficiency rights
      have not been preserved at the time the foreclosure sales results are being reported as provided in Section
      9301.9(a). (e) Expedited foreclosures – New York In New York, certain counties or courts have established
      guidelines for an alternative course of legal action, the New York Foreclosure Inquest Program and/or bulk
      trials, as a method to expedite foreclosure actions. Servicers may utilize the New York Foreclosure Inquest
      Program and/or bulk trials as an alternative foreclosure process to accelerate Freddie Mac Default Legal Matters
      in New York. Servicers and their counsel must use their discretion to determine if the use of the New York
      Foreclosure Inquest Program and/or bulk trials is in Freddie Mac’s best interest based on the local jurisdiction,
      the Mortgage and the Mortgaged Premises that is the subject of the foreclosure, and if the foreclosure action
      meets the eligibility criteria for inclusion in the New York Foreclosure Inquest Program as determined by
      the participating county or judge. Foreclosure timeline requirements set forth in Section 9301.11(a) will
      not be waived as a result of using the New York Foreclosure Inquest Program and/or bulk trials and will remain
      in effect. Reimbursement of expenses Pursuant to Section 9701.3(a), Freddie Mac will reimburse Servicers for
      approved attorney fees as set forth in Exhibit 57A, Approved Attorney, Foreclosure, Mediation, Postponement
      Fees and Title Expenses. Servicers must submit expenses for additional attorney fees associated with the use
      of the New York Foreclosure Inquest Program and/or bulk trials through PAID (see Exhibit 88, Servicing Tools).
      Freddie Mac will reimburse up to a maximum of $1,750, which is the maximum legal fee for all work necessary
      to complete an inquest, including, but not limited to: ■ Identification of Foreclosure Inquest Program candidates
      ■ Pre-trial preparation and correspondence ■ Preparation of trial orders ■ Witness preparation ■ All necessary
      court appearances'
    drafter_attestation: Verbatim from Freddie Guide §9301.5 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
- id: fhlmc-9301.5-7
  canonical_id: fhlmc-9301.5-7
  section: Freddie Mac Guide 9301.5
  description: '9301.5 First legal action and expedited foreclosure: 301-34 This fee is in addition to the approved
    foreclosure attorney fee. Servicers must use expense code 010009 (Bulk Trial Foreclosure/Inquest Process) when
    submitting a claim request in PAID for the additional trial fees associated with a Mortgage proceeding in the
    New York For…'
  type: do
  tags:
  - regulator-direct
  - gap-fill
  - fhlmc-guide
  - section-complete
  primary_source:
    tier: 1
    authority: Freddie Mac Single-Family Seller/Servicer Guide §9301.5 — First legal action and expedited foreclosure
      (09/10/25)
    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: 301-34 This fee is in addition to the approved foreclosure attorney fee. Servicers must use
      expense code 010009 (Bulk Trial Foreclosure/Inquest Process) when submitting a claim request in PAID for the
      additional trial fees associated with a Mortgage proceeding in the New York Foreclosure Inquest Program. Legal
      expenses paid by the Servicer must match or exceed the reimbursement request.
    drafter_attestation: Verbatim from Freddie Guide §9301.5 body (max-gap occurrence), snapshot 5869ee9e606cd4ae;
      substring-verified.
  judgment: false
