Freeman v. Quicken Loans, Inc.
Issues
Whether the Real Estate Settlement Procedures Act extends its prohibition to all cases where a settlement services provider retains fees for services it did not perform, or is more limited in prohibiting only kickback and referral arrangements where the service provider shares fees with a third party.
Quicken Loans charged three couples with mortgage discount fees that were allegedly unearned. One couple, the Freemans, initiated a civil action under Section 2607(b) of the Real Estate Procedures Act of 1974 (“RESPA”), claiming that RESPA prohibits a settlement services provider from charging any unearned fees. The district court dismissed the suit, holding that Section 2607(b) only applies to fees split with another culpable party. The Fifth Circuit affirmed. Now, after consolidating their case with the other couples’ claims, the Freemans argue that the Fifth Circuit’s decision should be overturned because the intent of RESPA was to proscribe all unearned fees, including fees charged by settlement service providers acting unilaterally. Quicken Loans counters that Congress intended to restrict only split fees, protecting consumers such as the Freemans through extensive disclosure requirements. The Supreme Court’s decision will clarify the judicial interpretation of Section 2607(b) and determine which fees RESPA forbids.
Questions as Framed for the Court by the Parties
Whether Section 8(b) of the Real Estate Settlement Procedures Act prohibits a real estate settlement services provider from charging an unearned fee only if the fee is divided between two or more parties.
Tammy and Larry Freeman secured a mortgage from Quicken Loans ("Quicken"), a settlement services provider, and were charged a “loan discount fee” of $980. See
Written by
Edited by
Additional Resources
Grant E. Mitchell: RESPA: The Inside Story (Nov. 1999)
Howell E. Jackson and Jeremy Berry: Kickbacks or Compensation: The Case of Yield Spread Premiums (Jan. 8, 2002)
Elizabeth Renuart and Jen Douglas: The Limits of RESPA: An Empirical Analysis of the Effects of Mortgage Cost Disclosures (Apr. 30, 2011)