The national average mortgage contract rate for major lenders on the purchase of previously occupied homes, as computed by the federal home loan bank board.
The monthly average of weekly auction rates on U.S. treasury bills with a maturity of 3 months or 6 months made available by the federal reserve board.
The monthly average yield on U.S. treasury securities adjusted to a constant maturity of 1, 2, 3 or 5 years, made available by the federal reserve board.
An index readily verifiable by borrowers and beyond the control of an individual lender and approved by:
The division of savings institutions, if the lender is a savings and loan association or savings bank;
The commissioner of insurance, if the lender is an insurance company; or
"Dwelling" includes a cooperative housing unit and a mobile home.
"Mobile home" means a vehicle designed to be towed as a single unit or in sections upon a highway by a motor vehicle and equipped and used, or intended to be used, primarily for human habitation, with walls of rigid uncollapsible construction. "Mobile home" includes the mobile home structure, including the plumbing, heating and electrical systems and all appliances and all other equipment carrying a manufacturer's warranty.
"Mobile home transaction" means a consumer credit sale, as defined in s. 421.301 (9)
, of or a consumer loan, as defined in s. 421.301 (12)
, secured by a first lien or equivalent security interest in a mobile home.
"Variable rate loan" means a mobile home transaction or a loan as defined in s. 138.052 (1) (b)
, the terms of which permits the interest rate to be increased or decreased.
(2) Required terms.
A variable rate loan contract shall:
Use an approved index if it provides for adjustments to the interest rate corresponding to an index. The initial index value shall be the most recently available value of the index prior to the date of closing of the loan. The interest rate at adjustment shall reflect the difference, in reference to the interest rate of the variable rate loan at the date of closing, between the initial index value and the index value most recently available as of the date notice of the interest rate adjustment is mailed under sub. (4)
except the lender may decrease the interest rate or decline to increase the interest rate at any time. The interest rate shall be decreased to reflect any downward movement of the index except to the extent the decrease offsets increases in the index not implemented as interest rate increases. An increase in the index permitting the lender to increase the interest rate but declined by the lender for any rate adjustment interval may be carried over and applied in succeeding interest rate adjustment intervals to the extent the increase is not offset by subsequent decreases in the index. The variable rate loan contract may provide for minimum interest rate change increments which shall apply to both increases and decreases. The variable rate loan contract may limit interest rate decreases only if interest rate increases are restricted at least to the same extent.
Provide for no more than a one percent increase in the interest rate not more than once each 6 months and permit decreases in the interest rate to be made at any time, if it does not provide for adjustments to the interest rate corresponding to an approved index. If an increase is waived, the lender may at any time increase the interest rate to a rate equal to the interest rate if all increases were made at the first opportunity.
A variable rate loan involving a mobile home transaction or using an approved index may be prepaid at any time in whole or in part without penalty. Other variable rate loans may be prepaid in whole or part without penalty within 30 days after notice of an increase in the interest rate and with the prepayment penalty under s. 138.052 (2) (a) 2.
if prepayment is made before or after the 30-day period. This paragraph controls if there is a conflict with s. 138.052 (2) (a)
No costs or fees may be charged in connection with adjustment to the interest rate of a variable rate loan or an adjustment to the payment, principal balance or term implementing an interest rate adjustment.
(4) Notice of interest payment changes. 138.056(4)(a)(a)
If a change in the interest rate occurs, the lender shall give the borrower notice of the change:
At least 30 days before the change if an increase in periodic payments other than the final payment is required.
The notice shall be mailed to the borrower's last-known address and shall contain all of the following information:
The changes in any index which cause the interest rate change.
The amount of the contractual monthly principal and interest payments required as a result of the change.
(5) Negative amortization.
The principal balance of a variable rate loan may be increased to implement an interest rate adjustment only if within 10 years after the loan is made, and at least every 5 years thereafter, the payment amount is adjusted to a level at least sufficient to amortize the loan at the then existing interest rate and principal balance over the remaining term of the loan. The payment amount shall be maintained at least at that level until subsequently adjusted under this subsection, except that the payment amount shall be decreased to reflect any decrease in the interest rate.
Before making a variable rate loan, the lender shall disclose all of the following information to at least one of the borrowers:
That the loan contract contains a variable interest rate provision.
An identification of any approved index used in the loan contract and the current base of the approved index.
The borrower's prepayment rights on receiving notice of a change in the interest rate.
That a notice of any interest rate increase must be given to the borrower.
Any interest accrued or added to the principal of a variable rate loan to implement an interest rate adjustment retains the priority of the original mortgage or equivalent security interest.
This section does not apply to any of the following:
A loan or forbearance to a corporation or a limited liability company.
A loan that is primarily for a business purpose or for an agricultural purpose, as defined in s. 421.301 (4)
A transaction initially entered into before November 1, 1981.
Any lender who intentionally violates s. 138.053
is liable to the borrower for all excess interest collected, plus interest thereon at the rate of 5% per year. In addition, the borrower may recover actual damages, including incidental and consequential damages, sustained by reason of the violation.
History: 1975 c. 387
; 1977 c. 26
; 1981 c. 45
Reverse mortgage loans. 138.058(1)(a)
"Qualified lender" means a lender approved by the federal department of housing and urban development to enter into a loan insured by the federal government under 12 USC 1715z-20
"Reverse mortgage loan" means a loan, or an agreement to lend, which is secured by a first mortgage on the borrower's principal residence, is insured by the federal government under 12 USC 1715z-20
and requires repayment as specified in the loan agreement under any of the following conditions:
All the borrowers have sold the residence or conveyed title to the residence.
All the borrowers have moved permanently from the residence.
(2) Reverse mortgages permitted.
A qualified lender may enter into reverse mortgage loans.
(3) Treatment of reverse mortgage loan proceeds by public benefit programs. 138.058(3)(a)(a)
Reverse mortgage loan payments made to a borrower shall be treated as proceeds from a loan and not as income for the purpose of determining eligibility and benefits under means-tested programs of aid to individuals.
Undisbursed funds shall be treated as equity in a borrower's residence and not as proceeds from a loan for the purpose of determining eligibility and benefits under means-tested programs of aid to individuals.
This subsection applies to any law relating to payments, allowances, benefits or services provided on a means-tested basis by this state, including supplemental security income, low-income energy assistance, property tax deferral, medical assistance and general assistance.
History: 1993 a. 88
Effect of usury and penalties. 138.06(1)
All instruments, contracts or securities providing a rate of interest exceeding the rate allowed in s. 138.05
shall be valid and effectual to secure the repayment of the principal amount loaned in excess of $2,000; but no interest may be recovered thereon except upon bottomry and respondentia bonds and contracts.
Any lender or agent of a lender who violates s. 138.05
may be fined not less than $25 nor more than $500, or imprisoned not more than 6 months, or both.
Any borrower who paid interest on a loan or forbearance at a rate greater than the rate allowed in s. 138.05
may personally or by personal representative recover in an action against the lender or personal representative the amount of interest, principal and charges paid on such loan or forbearance but not more than $2,000 of principal, if the action is brought within the time provided by s. 893.62
Any borrower to whom a lender or agent of a lender fails to provide the statement required in s. 138.05 (4)
with respect to a loan or forbearance may by himself or herself or his or her personal representative recover in an action against the lender or the lender's personal representative an amount equal to all interest and charges paid upon such loan or forbearance but not less than $50 plus reasonable attorney fees incurred in such action.
Notwithstanding subs. (1)
, if any violation of s. 138.05
is the result of an unintentional mistake which the lender or agent of the lender corrects upon demand, such unintentional violation shall not affect the enforceability of any provision of the loan contract as so corrected nor shall such violation subject the lender or the agent of the lender to any penalty or forfeiture specified in this section.
In connection with a sale of goods or services on credit or any forbearance arising therefrom prior to October 9, 1970, there shall be no allowance of penalties under this section for violation of s. 138.05
, except as to those transactions on which an action has been reduced to a final judgment as of May 12, 1972.
Notwithstanding sub. (6)
, a seller shall, with respect to a transaction described in sub. (6)
, refund or credit the amount of interest, to the extent it exceeds the rate permitted by s. 138.05 (1) (a)
, which was charged in violation of s. 138.05
and paid by a buyer since October 8, 1968, upon individual written demand therefor made on or before March 1, 1973, and signed by such buyer. A seller who fails within a reasonable time after such demand to make such refund or credit of excess interest shall be liable in an individual action in an amount equal to 3 times the amount thereof, together with reasonable attorney fees.
This section does not apply to a loan or forbearance made on or after November 1, 1981.
Class actions for the recovery of usurious interest charged by revolving credit plans are not precluded by (3). Mussallem v. Diners' Club, Inc. 69 Wis. 2d 437
, 230 N.W.2d 717
Sub. (6) is constitutional. 60 Atty. Gen. 198.
Precomputed loan law. 138.09(1d)
In this section, "division" means the division of banking.
Before any person may do business under this section or charge the interest authorized by sub. (7)
and before any creditor other than a bank, savings bank, savings and loan association or credit union may assess a finance charge on a consumer loan in excess of 18% per year, that person shall first obtain a license from the division. Applications for a license shall be in writing and upon forms provided for this purpose by the division. An applicant at the time of making an application shall pay to the division a nonrefundable $300 fee for investigating the application and a $500 annual license fee for the period terminating on the last day of the current calendar year. If the cost of the investigation exceeds $300, the applicant shall upon demand of the division pay to the division the amount by which the cost of the investigation exceeds the nonrefundable fee.
Except as provided in par. (c)
, an application under par. (a)
for a license shall contain the following:
If the applicant is an individual, the applicant's social security number.
If the applicant is not an individual, the applicant's federal employer identification number.
The division may not disclose any information received under subd. 1.
to any person except as follows:
The division may disclose information under subd. 1.
to the department of revenue for the sole purpose of requesting certifications under s. 73.0301
The division may disclose information under subd. 1. a.
to the department of workforce development in accordance with a memorandum of understanding under s. 49.857
If an applicant who is an individual does not have a social security number, the applicant, as a condition of applying for or applying to renew a license, shall submit a statement made or subscribed under oath or affirmation to the division that the applicant does not have a social security number. The form of the statement shall be prescribed by the department of workforce development.
Notwithstanding sub. (3) (b)
, any license issued or renewed in reliance upon a false statement submitted by an applicant under subd. 1.
The division may also require the applicant to file with the division, and to maintain in force, a bond in which the applicant shall be the obligor, in a sum not to exceed $5,000 with one or more corporate sureties licensed to do business in Wisconsin, whose liability as such sureties shall not exceed the sum of $5,000 in the aggregate, to be approved by the division, and such bond shall run to the state of Wisconsin for the use of the state and of any person or persons who may have a cause of action against the obligor of the bond under the provisions of this section. Such bonds shall be conditioned that the obligor will conform to and abide by each and every provision of this section, and will pay to the state or to any person or persons any and all moneys that may become due or owing to the state or to such person or persons from the obligor under and by virtue of the provisions of this chapter.
Upon the filing of such application and the payment of such fee, the division shall investigate the relevant facts. Except as provided in par. (am)
, if the division shall find that the character and general fitness and the financial responsibility of the applicant, and the members thereof if the applicant is a partnership, limited liability company or association, and the officers and directors thereof if the applicant is a corporation, warrant the belief that the business will be operated in compliance with this section the division shall thereupon issue a license to said applicant to make loans in accordance with the provisions of this section. If the division shall not so find, the division shall deny such application.