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Showing posts with label credit cards. Show all posts
Showing posts with label credit cards. Show all posts

Monday, December 21, 2015

Credit card denied and you didn't expect it? The "Red Flags Rule" may be at work



Our latest posting is below.

For your next commercial real estate transaction, house purchase, mortgage refinance, reverse mortgage, or home equity loan, contact us. We can help. Located in Fairfield, NJ, we are the title insurance agent that does it all for you.




For your next title order or
if you have questions about what you see here, contact
Stephen M. Flatow, Esq.
Vested Land Services LLC
165 Passaic Avenue, Suite 101
Fairfield, NJ 07004
Tel 973-808-6130 - Fax 973-227-0645
E-mail sflatow AT vested.com

In-House Counsel

Red Flags Rule and Identity Theft Protection Compliance


Tyler W. Mullen, The Legal Intelligencer
December 16, 2015

Have you ever been many miles from home, perhaps on vacation, when suddenly your bank notifies you that your credit card account has been frozen? Such occurrences always seem to happen at the most inopportune moments. However, the credit card freeze may simply be the bank's attempt to comply with the so-called "Red Flags Rule."

In our ever-evolving technological landscape, consumer information may be more vulnerable now than ever before. Instances of identity theft—using another's personal data fraudulently or deceptively, usually for financial gain—occur at an alarming rate. In 2014 alone, an estimated 17.6 million U.S. residents experienced some form of identity theft, according to the Bureau of Justice Statistics. In an effort to curb the identity theft epidemic, various federal regulators administer the Red Flags Rule, requiring certain financial institutions and creditors to take extra care in protecting consumer financial information. Although general counsel of banks, savings and loan associations, and credit unions clearly should take note, the rule is very broad, and less obvious entities may also need to comply with the rule.

What is the Red Flags Rule?

The Red Flags Rule, originally born under the Fair and Accurate Credit Transactions Act and implemented by the Federal Trade Commission, is a regulation designed to combat consumer identity theft. Although first implemented only by the FTC, Dodd-Frank expanded the number of agencies responsible for enforcing the rule. Now, many agencies including the FTC, U.S. Securities and Exchange Commission, U.S. Commodity Futures Trading Commission (CFTC) and Federal Deposit Insurance Corp. (FDIC) each enforce substantially similar versions of the rule within their respective regulatory spheres.

The rule requires covered persons and entities to implement written identity theft prevention programs designed to detect, prevent and mitigate identity theft by monitoring "red flags." Red flags are patterns, practices, or specific activities indicating the possible existence of identity theft. Some examples of common red flag categories include unusual account activity, inconsistencies in personal information, or alerts from credit reporting, according to the FTC's "Fighting Identity Theft With the Red Flags Rule: A How-To Guide for Business."

Which Entities must Comply?

Financial institutions and creditors offering or maintaining covered accounts are subject to the Red Flags Rule. Therefore, the first step in determining whether the rule applies involves identifying whether an entity constitutes a "financial institution" or "creditor." The second step is to decide whether such financial institutions or creditors offer or maintain "covered accounts."

• Financial institutions or creditors.

Financial institutions include banks, savings and loan associations, mutual savings banks, credit unions, and other person or entities holding consumer transaction accounts. A transaction account is an account from which owners may make multiple payments to third parties. Furthermore, under the SEC's version of the rule, financial institutions includes certain brokers, dealers, investment companies and investment advisers.

The definition of creditor is relatively less clear and likely more inclusive. Creditors are determined by conduct under the rule, not class. Creditors include any entity or person that, regularly and in the ordinary course of business, extends or arranges for credit and (1) obtains or uses consumer reports in connection with a credit transaction, (2) furnishes information to consumer reporting agencies, (3) advances funds to or on behalf of a person based on a repayment obligation, or (4) offers or maintains credit accounts subject to reasonably foreseeable identity theft vulnerabilities.

Thus, the definition of creditor is extremely broad and covers a wide spectrum of businesses, from banks and finance companies to automotive dealers and utility companies. The definition does, however, expressly omit those who advance funds for expenses incidental to services provided by the creditor, which shelters many professionals who allow delayed payment for services. However, determining whether an entity or person constitutes a creditor is ultimately a fact-specific inquiry with no bright-line rule.

• Covered accounts.

Finally, as mentioned above, only financial institutions or creditors offering or maintaining covered accounts are subject to the rule. Covered accounts include both (1) consumer accounts used for personal, family, or household purposes involving multiple payment transactions, or (2) any account entailing a reasonably foreseeable risk of identity theft, or risk to the safety and soundness of the financial institution. Credit card accounts, mortgage and automobile loans, and checking and savings accounts fall into the first category; they are all consumer accounts from which multiple payment transactions can be initiated.

The second covered accounts category is the catch-all. Individual risk assessments should be performed to determine whether accounts involve reasonably foreseeable identity theft risks. Common factors to consider include how the account is opened or accessed. For example, accounts that may be accessed remotely are typically higher risk than accounts requiring the physical presence of the account holder.

Penalties for Noncompliance

Beyond exposing consumers to the ever-increasing threat of identity theft, failure to comply with the Red Flags Rule can prove costly for businesses. The FTC may seek monetary penalties of up to $2,500 per knowing violation of the rule, or injunctive relief requiring the entity to comply with the rule. Penalties are assessed based on the degree of culpability involved, history of prior conduct, ability to pay, the effect on the business's ability to continue, and other factors as justice requires. Additionally, as many general counsel know, disputes with federal regulators typically involve hefty legal expenditures and opportunity costs.

How do Covered Entities Comply?

So, how can covered entities protect their customers from identity theft while also protecting themselves from administrative enforcement? Simple: Covered entities must implement a written identity theft prevention program consistent with the Red Flags Rule. The rigor and comprehensiveness of a particular entity's program can be commensurate with the level of risk posed to consumers. However, each program should include four basic elements.

First, programs must identify relevant red flags, which may vary depending on the nature of the business and type of account. For instance, a common red flag indicating stolen account information involves purchases in locations not typically associated with the account. The rule gives some guidance on categories of common red flags, which include alerts from credit reporting companies, suspicious documents, inconsistent personal identifying information, unusual account activity, and notices from law enforcement or customers.

Second, programs must be designed to detect relevant red flags. Perhaps the most common method of detecting red flags involves personal identity verification procedures. You may have applied for a credit card recently, only to spend what seemed like an eternity answering detailed questions about your past addresses or employers. Such procedures—though mildly annoying—are designed to protect consumer information. Other methods, such as password encryption, PIN number usage, and restricting the ability to open accounts from telephones outside an applicant's home, may also be employed.

Third, programs must dynamically respond to red flags to prevent or mitigate identity theft. Freezing the account, contacting the account holder to verify account activity, or simply monitoring the account for a specified period of time may be appropriate. However, even measures as drastic as notifying law enforcement may be necessary.

Finally, programs must include procedures for periodic reassessments and updates as necessary. Identity theft techniques will evolve as technology develops and criminals become more tech-savvy. Means of preventing identity theft will also undoubtedly evolve. Each program should be revisited periodically in order to stay abreast of any relevant developments.

Such identity theft prevention programs must be approved by a company's board of directors, or other senior management if no board exists. Programs should also outline applicable staff training procedures, teaching the appropriate people to implement the programs and identify red flags. Periodic oversight by either the board or senior management is also highly advised.

In light of recent technological advancements and the need for protecting sensitive consumer information, identity theft compliance, as governed by the Red Flags Rule, is an important consideration for general counsel. •

Tyler W. Mullen is an associate in Stradley Ronon Stevens & Young's business department, where he represents various commercial banks in connection with asset-based and real estate lending. He also assists public and private companies in mergers and acquisitions, equity and debt financings, and with general corporate matters. He can be reached at 215-564-8589 or tmullen@stradley.com.



Read more: http://www.thelegalintelligencer.com/printerfriendly/id=1202744927318#ixzz3uy7YM718

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Posted by Vested Land Services LLC at 10:28 AM 0 comments
Labels: credit cards, identity theft, Red Flag Rule

Monday, October 10, 2011

Is a new mortgage the best way to get rid of credit card debt?

Bankrate.com’s Steve Bucci is its Debt Adviser. He answers a question from someone with an $80,000 credit card bill.
Dear Debt Adviser, I am considering refinancing my mortgage. My plan is to take cash out in order to pay off my credit card debt. I owe $80,000 on credit cards, which is actually more than the $63,000 I owe on the house. Would this be a well-advised move, in your opinion? I can very easily handle the new monthly payment. With the savings from not making credit card payments I can make additional payments on the mortgage principal. My current mortgage has 11 years remaining, and the new mortgage would be for 15 years. So in other words, I'd be paying my house off in about the same time frame, anyway. I appreciate your advice. -- Robert
 Before he answers, Mr. Bucci has to pick himself up from the floor. Here are the highlights from his response.
Dear Robert, Before I answer your question, I must make a comment: $80,000 on your credit cards?! Because I am the Debt Adviser, I can't help but address your $80,000 in credit card debt first. That is a huge amount of debt. Before you do anything, I want you to seriously analyze how you acquired so much debt. Before doing anything, you must be very sure that you can live day to day without racking up another $80,000 in new debt after any refinancing.
First, remember that the refinancing will not really pay off anything. It will just move your debt around. Furthermore, it could end up hurting you ultimately. That's because your $80,000 in credit card bills will be converted from an unsecured debt to a mortgage secured by your home.
The real message here is that Robert could lose his home over a debt that could be cleared in bankruptcy if everything hit the fan.
But there are refinancing options. Let's say you decide to do a traditional 15-year fixed-rate refinance of your existing mortgage with a cash-out option to pay off the $80,000 credit card debt. If so, I would encourage you to organize your budget so you can repay the loan in five to seven years. As an alternative, depending on the current rate of interest on your existing mortgage loan, you might consider using a home equity line of credit, or HELOC, instead of obtaining a new, larger first mortgage. The HELOC interest rate would likely be lower. You should be able to pay off the debt in a shorter period of time. That would save you on interest payments. It will also reduce the time period where you'll be most at risk to financial surprises like illness or a layoff. My experience is that as soon as you make yourself vulnerable to a problem, it shows up.
A traditional refinance may be the best option if your goals are to: first, get a lower rate on your primary mortgage, and second, pay off the credit cards. However, if you already have a fairly low interest rate on your mortgage, a HELOC might be the better option. I want you to lose your debt, not your home. So here's an added note of caution: You are taking on added risk with either a HELOC or a mortgage. You are moving a rather large debt from unsecured terms -- credit card accounts -- to a secured loan using your home as collateral. If for any reason you default on your new loan, your home is at jeopardy. I've seen enough unexpected things happen to otherwise smart people because they took on a risk they didn't understand.
There is also a tax risk. If the unthinkable should happen and you go into foreclosure, the $80,000 used to pay off your credit cards would not qualify for debt forgiveness under the Mortgage Forgiveness Debt Relief Act. The result: You would owe income taxes on the $80,000 when you can least afford it.

Read the full article. And to ask your question of the Debt Adviser go to Bankrate.com.
For your next title order or
if you have questions about what you see here, contact
Stephen M. Flatow, Esq.
Vested Title Inc.
165 Passaic Avenue, Suite 101
Fairfield, NJ 07004
Tel 973-808-6130 - Fax 201-656-4506
E-mail vti@vested.com - www.vested.com
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Posted by Vested Land Services LLC at 8:31 AM 0 comments
Labels: Bankrate.com, credit cards, HELOC, refinance

Monday, August 23, 2010

Calling all credit card users- New credit card rules begin

By the time you are reading this, rules for credit cards will have changed. “Newly purchased gift cards won't expire as quickly, and late fees on credit card payments won't be as punishing."

“The final stage of consumer protections signed into law this year go into effect Sunday. Yet they only curb select practices; other fees and charges still abound.”

Here are some of the new safeguards, but remember, you can still get burned.

Penalty fees:

New protection:
Fees for late payments and other transgressions will be capped to the amount of the violation, up to $25. And, a single violation can no longer result in more than one fee.

Gaps to watch: Technically, there isn't an outright ban on penalty fees higher than $25.
“There aren't any caps on other charges. And not surprisingly, many issuers hiked fees for balance transfers, foreign transactions and cash advances in the past year.”

Rate hikes:
New protection:
“Banks must review a rate hike every six months to decide whether the increase is still warranted. If the factors that prompted the hike are no longer applicable, the rate must be lowered.”

This rule applies to hikes dating to Jan. 1 of last year, when banks began raising rates in anticipation of the new regulations.

Gaps to watch: 
“Even if a bank finds that a rate should be lowered, the reduction doesn't have to restore the previous interest rate.”
Gift cards:

Expiration dates

New protection:
“Gift cards issued after Aug. 22 must have expiration dates that are at least five years from their date of purchase.”
Gap to watch:
“The rule doesn't apply to certain gift cards, such as those issued as part of a rewards or loyalty program.”
Inactivity and service fees:

New protection:
“Such fees can only be charged if the card hasn't been used for at least one year. After that, only one fee can be charged each month.”

Gaps to watch:
“There's no cap on inactivity or service fees. So even though you can only be assessed one monthly fee, it could quickly eat away at a card's value if it's not used.”
It's a first step, some one say a small one, others a big one, in giving consumers more protection.  Let's see what Congress does next.

Read the Associated Press article.


For your next title order or 
if you have questions about what you see here, contact 
Stephen M. Flatow 
Vested Title Inc. 
648 Newark Avenue, P.O. Box 6453, 
Jersey City, NJ 07306 
Tel 201-656-9220 - Fax 201-656-4506 
E-mail vti@vested.com - www.vested.com
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Posted by Vested Land Services LLC at 8:21 AM 0 comments
Labels: consumers, credit cards, gift cards, interest rates
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