MPF® Traditional Servicing Released (IBMC)


How It Works

Complete this training and begin taking advantage of the MPF Traditional program!

Tooltip  Indicates helpful hint is available. Click for additional info.

Your responsibilities

  • Confirm each loan meets the requirements of the applicable MPF Product guide
  • Originate, process, underwrite and close the mortgage loan
  • Meet program timeframes{Tooltip}
  • Sell the loan to MPF
    • MPF purchases the asset
      • Deliver the custody file to the MPF Document Custodian 
    • IBMC purchases the servicing
      • Deliver/upload the servicing file to IBMC 
      • Provide final/trailing documents to IBMC
  • Meet MPF Quality Control requirements

IBMC’s responsibilities

  • Board the loan onto IBMC’s servicing system;;
  • Pay the Servicing Released Premium (SRP) to you on a monthly basis
  • Apply and process the borrower’s mortgage payments; and
  • Manage the borrowers’ escrow accounts and provide annual escrow analysis.

Step 1: Borrower Application


Congratulations! Your borrower has trusted you to originate their home loan.

With you as their mortgage professional, the Borrower will complete the loan application and provide all requested documentation. Let’s get started!

Your responsibilities

  1. Determine if your borrower’s loan meets the MPF® program requirements found in the MPF Guides.
    View our MPF Traditional: Product Eligibility & Underwriting Webinar.
  2. Assist the borrower in completing the loan application.
  3. Send out initial disclosures (i.e., TIL, Loan Estimate, etc.).
    • IBMC delivery fees can be found in the IBMC SRP Schedule.
      Follow all federal and state regulatory guidelines/requirements.

Step 2: Loan Data Delivery


Loan data delivery (also known as loan presentment) is your method of providing MPF® with the loan details. Accuracy is essential.

The loan data must be submitted to determine the loan’s Credit Enhancement (CE). The CE determines the amount of risk your institution will share on the loan. Credit enhancement results are given in both a percentage and dollar amount and represent the amount of shared risk. A low score would indicate a higher quality loan; a loan could receive a result of zero. 

To see more details about how risk is shared, view our MPF Traditional: Risk Sharing webinar.

It is highly recommended to credit enhance the loan prior to locking. The loan must be risk scored prior to being purchased by MPF. The process of credit enhancing the loan does not determine its MPF eligibility; it simply determines the amount of risk associated with each loan. With this information, you make the decision to sell to MPF.

Note: The credit enhancement process can be completed at any time prior to loan purchase by MPF and may be performed multiple times. There are no fees associated with credit enhancement submission. 

Your Responsibilities

  1. Deliver the loan details within the eMPF website between 6:00 AM and 9:00 PM CST seven days a week.

    There are two options for submitting loan details:
    • Option 1 – Automated (Batch) Submission (single or multiple loans)
      • Required: Fannie Mae 3.0 XML ULDD
      Check out our video demo on Automated Submission
    • Option 2 – Manual Submission (single loan only)
      Check out our video demo on Manual Submission
  2. If loan information changes after your most recent submission, correct the loan data and re-submit.

    (For manual delivery, update your loan presentment and re-submit. For automated delivery, correct the information in your LOS and re-submit the batch.)
    • At the time of funding, the loan data submitted must match the loan file.

      Loan Presentment is not an automated underwriting system; it simply determines risk.

      Accuracy is important. If your loan is chosen for MPF Quality Control review, the auditor will compare the data you provided to the loan file. Any discrepancies will be reported in the quality control findings.

  3. Based on credit enhancement results, you make the decision to deliver the loan to MPF.

Step 3: Processing


Now's the time to complete the processing steps that ensure your borrower and the property meet the MPF® requirements.

You will process the MPF loan as you would loans for other secondary market investors. 

Want to know more? View our MPF Traditional: Product Eligibility & Underwriting webinar.

Your Responsibilities

  1. Run your automated underwriting system (if applicable);
  2. Gather borrower information;
  3. Validate the information provided by the borrower;
  4. Order an Appraisal;
  5. Order the Title search;
  6. Order a Life of Loan Flood Certification;
    A flood zone determination certificate with life-of-loan coverage must be obtained from a servicer-approved vendor.{Tooltip}
  7. For LTVs over 80%: Obtain private mortgage insurance from our list of approved vendors.{Tooltip};
  8. If using an Automated Underwriting System (AUS): When loan data is updated and the AUS is submitted for the final time, loan information should match the documentation used to make the final decision.

Step 4: Pricing & Locking a Loan


Determine your borrower's interest rate.

You can refer to the MPF® rate sheets to view rates, loan terms and lock periods. Benefits of MPF Traditional pricing include:

  • No additional points for low loan amount;
  • No additional points for second homes;
  • No additional points for cash out refinances;
  • No loan level price adjustments; and
  • No MPF delivery fees.

Your Responsibilities

  1. Access pricing at the eMPF website.
    • Rate sheets are posted between 8:30 AM and 3:30 PM (CST).
    • Price the loan using the actual/actual servicing remittance option.
    • Pricing is subject to change based on market movement.
      How to read the MPF Price Sheet
  2. Review IBMC’s servicing release premium (SRP) schedule.
    • The SRP paid by IBMC is based on the SRP fee schedule in effect on the day the loan was locked.
    • IBMC pays the SRP once a month for all loans boarded in the previous month.
      • The SRP will be paid by the fifth business day of the month.
    • Each month, IBMC will provide a loan level detail report to support SRP payments.
    • Click here to view IBMC's SRP schedule
      Find out how SRP is calculated
  3. Loans can be locked via the eMPF website between 8:30 AM and 3:30 PM (CST).
    • With MPF mandatory delivery, you won’t lock a specific borrower or property address; you will only lock a dollar amount, term, interest rate and lock period.
    • What you’ll need:
      • Master Commitment Number
      • Delivery Amount ($)
      • Product (Choose 15, 20 or 30 year pricing as the product type)
      • Commitment Term/Expiration Date
      • Note Rate (%)
    • Once your lock is submitted and confirmed within eMPF, you will be emailed a copy of the lock confirmation. It is recommended you print the confirmation for the loan file. You may also have a confirmation emailed to a secondary contact.
    • Learn more about MPF Traditional Locks and Tolerances.

      Check out our video demo for locking a loan within the eMPF website

    • The next business day after your loan is locked, you will receive an email confirmation from IBMC providing you with an IBMC loan number and a MERS Mortgage Identification Number (MIN) to be used by your closer and/or shipper.
    • Lock Extensions
      • Request a lock extension thru the eMPF website on the “Transaction” tab using the delivery commitment screen.
        • Extensions can be for one day at a time or for multiple days; an extension cannot exceed a total of 30 calendar days.
        • Extension fees will be calculated and quoted to you; you will have 60 seconds to accept or decline the quote. (For quotes not accepted within 60 seconds, simply resubmit.)
        • Extension fee will be charged to your general Demand Deposit Account (DDA) within eAdvantage (your institution's banking site with FHLB Des Moines) on the date the extension is accepted.
        • You will want to have funds in your general DDA to cover the extension fee.
          Check out our video demo for extending a lock within the eMPF website
    • Loan Amount Reductions
      • Go to the eMPF website and click the “Transaction” tab using the delivery commitment screen and select “Reduction.”
      • Reduction fees will be calculated and quoted to you; you will have 60 seconds to accept or decline the quote. For quotes not accepted within 60 seconds, simply resubmit.
      • Reduction fees for a pair-off will be charged to your general DDA within eAdvantage, on the date the reduction fee is accepted.
      • Once a lock is reduced, the 5% tolerance rule no longer applies and the new tolerance becomes $50.
        Check out our video demo for reducing a lock within the eMPF website
        See MPF Traditional Loan Amount Reduction examples
    • Pair-off Fees{Tooltip}
      • Pair-off fees will be charged for loans delivered at less than 95% of the original loan lock.
      • Pair-off fees will be calculated and quoted to you; you will have 60 seconds to accept or decline the quote. For quotes not accepted within 60 seconds, simply resubmit.
      • Pair-off fees will be charged to your general DDA within eAdvantage, on the date the pair-off fee is accepted.
      • These fees are charged at expiration with the benefit of tolerance.
      • If the lock is reduced prior to expiration, the fee is charged on the actual amount of the change.
        See MPF Traditional Pair-Off Fee examples
    • Over-Delivery / Price Adjustment Fee{Tooltip}
      • An over-delivery fee (also known as a price adjustment fee) will be charged on loans delivered in excess of 105% of the original loan lock.
      • A lock (delivery commitment) can be over-delivered by $100,000 but cannot exceed the maximum loan limits.
      • The amount charged to your general DDA account will be based on the last price sheet of the day on the day the loan is purchased by MPF.
        See MPF Traditional Over-Delivery / Price Adjustment Fee examples

Step 5: Underwrite the Loan


The loan is ready for underwriting!

Once a package with all processed verifications and documentation is completed, the file is sent to the underwriter. The underwriter is responsible for determining whether the package is deemed an acceptable loan by analyzing the 5C’s of underwriting:

  1. Capacity: How much can the Borrower afford?
    Consider: DTI, Cash Flow, Occupation, Employment History, Income Stability, Timing of Repayment, Continuance, etc.
  2. Capital: What will the borrower invest and have for reserves?
    Consider: Checking/Savings, Investments, Liquidity, Cash for Close, Reserves, Overdraft/Non-sufficient Funds, etc.
  3. Collateral: In the event of a default, what is the property worth?
    Consider: LTV, Marketability, Appraisal Discrepancies, Liens, Easements, Judgments, etc.
  4. Conditions: What are unique factors surrounding the loan?
    Consider: Market Conditions, Loan Purpose, Use of Cash Out (if applicable), etc.
  5. Character: Will the borrower repay the loan?
    Consider: Borrower Attitude, Payment History, Credit Score, etc.

Your Responsibilities

  1. Underwrite the loan using either an Automated Underwriting System (AUS) or manually.
    • For loans underwritten using Fannie Mae’s Desktop Underwriter® (DU®) or Freddie Mac’s Loan Product Advisor℠ (LPA℠) automated underwriting system, follow the AUS feedback requirements for the applicable GSE and not the manual underwriting guidelines of the MPF® Traditional Selling Guide.
    • The only MPF program requirements that supersede DU and LPA requirements are the following:
      • Max LTV: 95%
      • Minimum FICO: 620
      • Full Interior/Exterior Appraisal, regardless of what appraisal type the AUS may allow
      • Occupancy Requirements
      • Property Type Eligibility (for example: Co-ops are not eligible under the MPF Program)
      • Products or loan attributes on the ineligible list (see Selling Guide Chapter 2.7)
    • For manually underwritten loans: Originators must follow the underwriting and eligibility guidelines of the MPF Traditional Selling Guide.

  2. Determine if the loan meets all of the documentation and eligibility requirements of the MPF Guides.
    • This includes all approval conditions generated on the feedback report (if using an AUS) or any additional conditions the underwriter may require.
    • If more information is needed, the borrower is contacted to supply more information and/or documentation.
    • If the loan is acceptable as submitted, continue on with the next steps in the loan process.

For additional underwriting training, please attend our on-demand MPF Traditional: Product Eligibility & Underwriting webinar or register to attend one of our live webinars.

Step 6: Closing


It’s the big day for your borrower!

It’s also an important milestone for your institution, as this is the final step before selling the loan to MPF®. During this stage, we will cover the specific steps you will need to complete to sell your loan.

How it Works

  1. Proceed with your normal closing procedures.
    • Prepare the closing documents.
      • The loan will close in your institution’s name.
      • MPF does not require any program specific forms.
    • Review the IBMC Concurrent Servicing Sale Manual for servicer specific requirements
    • Be sure to use only the most current standard Fannie Mae/Freddie Mac uniform instruments.
      • Use the Multi-state Fixed Rate Note FNMA/FHLMC 3200
        • Must use 5% late charge after 15 days (OG-12) unless state law says differently.
        • MPF prohibits prepayment penalties on the first lien and any subordinate liens for conventional and government mortgages.
    • Use the FNMA/FHLMC state-specific Mortgage or Deed of Trust.
      • MOM mortgage or Assignment to MERS
    • Use the following FNMA/FHLMC riders if applicable:
      • Multiple units require the use of 1-4 Family Rider (FNMA 3170)
      • PUD Rider (FNMA 3150)
      • Condo Rider (FNMA 3140) 
      • Second Home Rider (FNMA 3890)
  2. Close with the borrower.

Your Responsibilities

  • Meet all federal and state regulations;
  • Pay all taxes, delinquent taxes or insurance payments due within 30 days before or after the sale date; and
  • If escrow is waived, Borrowers must sign the Escrow Waiver Agreement (Exhibit 7 of the IBMC Concurrent Servicing Sale Manual).
    • Cannot waive escrows when LTV is greater than 80%

    IBMC’s Responsibilities

    • Once the loan is boarded onto IBMC's system, the borrower will be provided with IBMC's payment options.{Tooltip}; and
    • IBMC will charge the following fees for each Serviced Mortgage and will net the fees from your SRP for each Serviced Mortgage sold:
      • Tax Service Fee: $79.00
      • Processing Fee: $150.00
      • Escrow Waiver Fee: 0.25% of the unpaid principal balance at the time of sale to MPF (Also charged to the borrower if escrow is waived at any point during the life of the loan)

    Step 7: Selling


    It's time to sell your loan and reap the rewards of the MPF® Program.

    Now that your loan is closed with the borrower, you will need to sell the loan to MPF. Loan funding is a two-step process:

    1. MPF purchases the Asset.
      • Your loan will be purchased by MPF the same day you request funds via the eMPF website.
      • Funding is an overnight transaction; even though the loan funds the same day, the funds will show in your eAdvantage account on the following day. eAdvantage is your banking website with Federal Home Loan Bank of Des Moines.
      • You can access the loan proceeds on the day you request funds by contacting the FHLBDM MFS Wire Department.
    2. IBMC purchases the Servicing.
      • The Servicing Released Premium (SRP) is paid once a month around the 5th business day for all loans boarded on the IBMC servicing platform in the previous month.
      • Each month, IBMC will provide a loan level detail report for SRP payments showing the cost breakdown for each loan boarded.
        Find out how SRP is calculated

    Prior to Beginning the Funding Process

    • You must have the delivery commitment (lock) number found on the delivery commitment confirmation;
    • Loan must be closed and disbursed; and
    • Loan data must be submitted in eMPF and consistent with the documentation in the loan file.
      • If any data is not consistent, correct and re-submit.
        If selling MPF a seasoned loan, see the Traditional SG 14.1.

    See how loan funding is calculated.

    The interest calculation is based on the net/pass-thru rate (note rate less 25 bps) using 30/360.{Tooltip}

    See Sample Funding calculation with Interim Interest

    See Sample Funding calculation with Accrued Interest

    Your Responsibilities

    1. Submit funding request via the eMPF website between 8:30 AM - 3:30 PM CST.

      You must use the same method to fund as you used for loan presentment (i.e., if you used automated submission for loan presentment, you must use automated submission to fund).
      • Automated (Batch) Submission: Utilizes the Fannie Mae 3.0 ULDD (can be used to fund single or multiple loans)
        Check out our video demo on Automated Submission
      • Manual Submission: Manual input of data fields (can be used to fund a single loan only)
        Check out our video demo on Manual Submission
      • You will receive a "Transaction Confirmation and Loan Funding Activity Report" via email on the day you request funds.
    2. Receive funds from MPF.  
      • MPF credits your DDA account in eAdvantage on the funding date.
      • You or your accounting staff will need to move loan funds from eAdvantage to your own internal accounts via ACH or wire transfer. Types of activity you will see in your eAdvantage DDA account include:
        • Loan fundings
        • Credit enhancement fees
        • Extension fees
        • Pair-off fees
        • Over-delivery/Price adjustment fees
        • Custody fees

    Step 8: Post-Closing


    Congratulations, you've sold your loan to MPF®!

    Now that you have funded your loan, you need to overnight the custody file to the document custodian and upload the servicing file to IBMC.

    For any questions regarding IBMC delivery, see IBMC Concurrent Servicing Sale Manual.

    Your Responsibilities - Delivering the Custody Package

    The MPF Document Custodian (Wells Fargo) maintains the safekeeping of your custody file documents until conditions warrant their release (document corrections or loan payoff).

    1. Prepare the custody file folder.

      You must submit a manila, legal-sized folder containing your custody documents for each loan file you mail to the document custodian. 
      • You must attach a label to the top right corner of the folder. 
      • Labels must contain the following information:

    Use our handy label template!

    For New PFIs Only: MPF Provider will provide the first set of file labels. You are responsible for creating labels after those are depleted.

    1. Prepare the documents to be included in the custody file folder.

      Use the MPF Initial Certification Review Checklist (Exhibit K) as a job aid to ensure all documents in the collateral file are executed and delivered to the Custodian in accordance with the requirements of the MPF program. This checklist compares the custody package information to the information submitted to MPF at the time of purchase.
      • If any information within this custody package is inconsistent with the information you submitted to MPF at the time your loan was purchased, you must email and they will work with you to correct this information.
        Learn more about Custody Fees.
      • The custody file must contain the following documents:
        • Original note (endorsed from your bank to _______ [blank]). See sample. 
        • Certified copy of MOM Mortgage or an Assignment to MERS
          • If you are not a MERS member:
            • Use the MERS assignment form
            • IBMC generates IBMC Loan/MERS MIN number (an email containing this information would have been sent to the individual who locked the loan on the first business day after the loan was locked)
            • PFI to designate MERS as the assignee on the assignment mortgage with the MIN # and IBMC loan number provided by IBMC
            • IBMC will be responsible for the registration on MERS
          • If you are a MERS member:
            • Use a MOM Mortgage using the PFI’s MIN #
            • TPO membership – Your institution must register with MERS
            • MERS Lite Membership the PFI will be responsible for proper MERS registration as follows:
              • Originator = PFI's MERS Org ID #
              • Investor = FHLB Chicago as MPF MERS Org ID #1000491
              • Servicer = IBMC MERS Org ID #1003445
              • You are responsible for entering the Investor Loan Number
        • If applicable:
          • Certified copy of borrower’s power of attorney
          • Certified copy of trust agreement
          • If third party originated: certified copy of all intervening assignments
          • The first page of any copies in the custody folder must be stamped “True and Certified Copy” and initials or signature below the certification.
          • For Government Loans Only: All loans must receive Final Certification. Use the Government Mortgage Final Certification Review Checklist (Exhibit L) form.
            To avoid an excess overnight mailing fee, proof the document package using the MPF Initial Certification Review Checklist (Exhibit K) prior to delivering the custody package to the document custodian. Do not include this checklist with the document package you send to Wells Fargo. 
    2. The custody file must be shipped to the document custodian and certified within 7 calendar days of MPF Funding.
      File must be overnighted via UPS or FedEx to the following address:

      Wells Fargo Bank, NA
      MPF Program
      751 Kasota Avenue
      Minneapolis, MN 55414-2842

    Your Responsibilities - Delivering the Servicing File to IBMC

    1. Upload the Servicing File to IBMC within 7 calendar days of MPF Funding (see the Servicing File Checklist - Exhibit 5 IBMC Concurrent Servicing Sale Manual).
      • Keep original physical file for your record retention and quality control requirements.
    2. IBMC receives and reviews the servicing package.
      • The amount of escrow funds shown on the Escrow Funds Reconciliation form will be debited from your account due IBMC on the Serviced Mortgage.
      • Within 5 business days, IBMC will notify you directly if they identify any discrepancies (exceptions) between the data submitted to MPF at funding and the documentation in the servicing package.
    3. Notify third-party service providers of a change in servicer.
      • If the Mortgagee Clause is not in the name of the Iowa Bankers Mortgage Corporation for the items listed below, prepare and mail a letter requesting endorsement change of the Mortgage Clause and provide a copy to IBMC (see Exhibit 10 of the IBMC Concurrent Servicing Sale Manual). 
        • Private Mortgage Insurance: Notify mortgage insurance company of the loan transfer to IBMC.
        • Homeowner’s or Hazard Insurance/Flood Insurance: Send letter to insurer requesting transfer of endorsement to IBMC.
        • Life of Loan Flood Certification: Send letter to insurer requesting transfer of life of loan coverage to IBMC.
        • Tax Bill Authorization: Notify taxing authority where future tax bills are to be mailed.
    4. Provide the original final/trailing documents to IBMC within 90 days of the sale date.
      • Use the Recorded/Final Documents Checklist (found in Exhibit 5 of the IBMC Concurrent Servicing Sale Manual) and attach it to the final documents submitted for each serviced mortgage. Final documents may include: 
        • Recorded mortgage
        • Recorded assignment or recorded MOM mortgage
        • Title policy
        • Copy of government insurance certificate (the original must be shipped to the Document Custodian for “final certification”)
      • If not all documents are available at 90 days, you should deliver the available documents and provide the remaining documents as they become available. 

    Step 9: Custody Reports


    Custody reports provide you with the status of the loans submitted to the document custodian for certification. 

    You are required to have your custody package certified by the document custodian (Wells Fargo) within seven (7) calendar days of the loan being purchased by MPF. 

    You will find the MPF exception process very different from other investors you work with. MPF does not delay the purchase of your loan due to exceptions. MPF actually purchases the loan before you deliver the custody package to the document custodian and the servicing file to IBMC.

    Your Responsibilities

    1. Clear all exceptions.
      • If you are notified of an exception, you must determine which information is correct: the “scheduled information” or the document custody package, and clear all exceptions to receive the initial certification
        • If any information within the custody package is inconsistent with the information you submitted to MPF at the time your loan was purchased, you must email the MPF Custody Department at to cure any defects. 
        • If the custody package is incorrect, you must request the document back from the custodian by emailing the Request for Release of Documents (Form SG340) to  
          • The custody file will be returned using PFI’s overnight courier and billed to you.
          • Correct/replace the document and return the file to Wells Fargo via overnight mail.
            Wells Fargo, NA
            MPF Program
            751 Kasota Avenue
            Minneapolis, MN 55414-2842
      • In addition to correcting the data, some corrections will require the funding to be reversed and refunded:
        • Loan amount
        • First payment date
        • Interest rate
    2. Manage custody fees charged by the Document Custodian.
      • There are two custody reports which will show the fees charged to you from the document custodian for correcting exceptions:
        • Uncertified Loan Fees (initial invoice and a final bill)
          • Shows fees for files delivered and not certified by the 7-day requirement
        • Exception Fees (initial invoice and a final bill)
          • Shows fees for exceptions found by the document custodian 
      • These initial billing reports are posted shortly after month end; the final billing report is posted just prior to the 18th of each month and will reflect the amount that will be charged to your FHLB Des Moines account in eAdvantage. Remember to have sufficient funds in this account to cover these costs, as insufficient funds will result in an overdraft fee.
      • For New PFIs Only: MPF will not charge exception fees within the first 60 days from receipt of the first collateral file or receipt of the first 100 collateral files (whichever comes first).

        Uncertified loan fees will be assessed after 7 calendar days

        Learn more about custody fees

    Step 10: Quality Control


    Now it's time to ensure your mortgage production continues to operate at a high level.

    You should conduct quality control reviews to evaluate the investment quality of your home loans, as well as detect possible fraud and false representation. 

    This step outlines the guides for a Quality Control (QC) program for Mortgage Loans originated and serviced under the MPF® Program. (Refer to MPF Guide Chapter 8.) You must perform the QC duties in compliance with the MPF Guide.

    There are 2 types of Sample Selections needed:

    • Pre-Closing
    • Post-Closing

    View our MPF Quality Control webinar.

    Your responsibilities

    1. Randomly select loans for quality control audit that meet the requirements of the MPF Guide.
      • The MPF Guide states the sample size must be no less than 10 percent. Choose either:
        • 10% of your residential 1-4 family mortgage production;
        • 10% of your secondary market 1-4 family mortgage production; or
        • 10% of all your MPF loans
      • A review appraisal will be required on 10% of the loans selected for QC Audit.
      • Each loan selected for post-closing review must have a new tri-merged credit report. 
      • Two types of reviews are required:
        • Random – full file review (based on the 10% rule)
        • Targeted – review one element of the loan file (these are in addition to the 10% rule)
      • A comprehensive review is required for 2 stages of the closing process:
        • Pre-Closing
        • Post-Closing
    2. Meet the requirements of the MPF Guide for both pre and post-closing reviews.

    IBMC's responsibilities

    1. Conduct Servicing audit.
    2. Conduct Early Payment Default audits.
    3. Share any high level concerns.