using send files to lender (wells fargo) in tql...

Using Send Files to Lender (Wells Fargo) in TQL ServicesFor use with Encompass Banker & Broker Editions (version 7.5 or later)

Last Revised: 07/17/2014

Copyright Statement© 2014 Ellie Mae, Inc. Ellie Mae®, Encompass®, Encompass CenterWise TM, Encompass WebCenterTM, Encompass CRMTM, Electronic Document ManagementTM, and the Ellie Mae and Encompass logos are trademarks or registered trademarks of Ellie Mae, Inc. or its subsidiaries. All rights reserved. Other company and product names may be trademarks of their respective owners. Products, services and programs are subject to change without notice.

Using the Send Files to Lender Option in TQL Services - Encompass Banker and Broker Editions (version 7.5 or later)Rev. 07/17/2014

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Table of Contents

Chapter 1: Introduction ................................................................ 1

Chapter 2: Prerequisites .............................................................. 2Enabling Investors .................................................................. 2Personas Access .................................................................... 2Electronic Image Delivery Account ............................................ 3Selecting Wells Fargo as an Investor ........................................ 3

Chapter 3: Preparing Documents .............................................. 44506-T Service Orders ............................................................ 4Fraud Service Orders .............................................................. 5Compliance Orders ................................................................. 6ATR/QM Documents ............................................................... 7

Chapter 4: Sending Files to Lender .........................................11TQL Services Tool ..................................................................11eFolder ................................................................................ 13Resending Documents .......................................................... 14

Appendix A: Baseline TQL Rules ............................................ 154506-T ................................................................................. 15Compliance .......................................................................... 15

Updating Compliance Service Setup Settings .................. 15Fraud ................................................................................... 16

Chapter 1

IntroductionThe Send Files to Lender option enables authorized TQL customers to electronically send TQL documents directly to investors instead of publishing the documents on the TQL Portal.

Unlike the Publish to Investor option available in previous versions of Encompass, with Send Files to Lender you will manually send the files each time TQL documents are ready to be delivered to your investor. This provides more control over the type of documents being sent and when they are being sent.

NOTE: After sending a set of TQL documents to Wells Fargo, you do not need to send documents unless you have ordered new reports. New reports need to be ordered only if certain loan fields have been updated. If you select documents that have already been sent to the Wells Fargo, they will not be sent.

To enable this service for Wells Fargo customers, Encompass administrators need to ensure that Wells Fargo is selected as an investor in the Additional Services > TQL Services setting in Encompass Settings. Administrators also control individual user access to the Send Files to Lender feature by managing their users’ Personas setting. For documents to be sent to the investors via the Send Files to Lender workflow, administrators need to contact Wells Fargo to set up an Electronic Image Delivery account for the company.

With these settings in place, authorized users can select Wells Fargo as their investor and send the required loan-related files to Wells Fargo from one of the following locations within Encompass:

• TQL Services Tool

• eFolder

If the files sent to Wells Fargo are incomplete (for example, there are missing documents or missing information in the attached documents), Encompass displays prompts and guides you through the document preparation process.

This document describes the tasks required to enable the Send Files to Lender feature, the TQL files required to be sent to the lender (Wells Fargo), and the workflow that occurs when an Encompass user sends the TQL files to Wells Fargo. View the following chapters for detailed information about each phase of the Send Files to Lender workflow:

• Chapter 2 “Prerequisites” describes the tasks the Encompass administrator and Encompass user need to complete to enable the Send Files to Lender feature.

• Chapter 3 “Preparing Documents” describes the process of preparing the TQL documents that need to be sent to Wells Fargo so that a loan meets Wells Fargo’s requirements.

• Chapter 4 “Sending Files to Lender” describes the step by step process involved in transferring the TQL files to Wells Fargo, using the Send Files to Lender feature.

• Appendix A “Baseline TQL Rules” describes the criteria that need to be met for successful transfer of TQL documents to investors and the settings that Encompass administrators need to update for documents to be compliant with Baseline TQL rules.

To access all of the features described in the guide, you must be logged in to Encompass as the admin user. The admin user must set up the required permissions for each loan processor to enable access to the features described in this guide.

The features and settings described in this guide are intended for companies that are using Encompass version 7.5 (or later).

Chapter 1: Introduction 1

Chapter 2

PrerequisitesEncompass administrators need to ensure that Wells Fargo is selected as one of the investors in TQL Services settings and grant users access to the Send Files to Lender button. Encompass administrators also need to set up an Electronic Image Delivery account with Wells Fargo so lenders can send the loan-related documents. Authorized TQL Service users need to ensure that Wells Fargo is selected as the investor before transferring the TQL documents using the Send Files to Lender feature.

Enabling Investors1 On the menu bar, click Encompass, and then click Settings.

2 On the left panel, click Additional Services, and then click TQL Services.

3 In the Investors panel, select the check box next to Wells Fargo to display Wells Fargo as one of the investors in the TQL Services tool.

4 Select Wells Fargo and then click Set Default to set Wells Fargo as the investor that will be selected by default on the TQL Services tool.

5 When finished, click the Save icon, and then click Close.

Personas AccessEncompass administrators need to use the Personas setting to grant access to the Send Files to Lender feature and optionally, elements of the TQL Services Tool such as the ability to select investors and enter comments.

1 On the menu bar, click Encompass, and then click Settings.

2 On the left panel, click Company/User Setup, and then click Personas.

3 In the Create a persona section, select a persona.

4 Click the Forms/Tools tab, go to the Tools panel, and in the TQL Services section, select the Select Investor check box.

• Select the Comments check box if required.

Chapter 2: Prerequisites 2

5 Click the eFolder tab, select the Access to Document Tab check box, and in the General panel, select the Send Files to Lender check box.

6 When finished, click the Save icon.

Electronic Image Delivery AccountEncompass administrators need to contact Wells Fargo to set up a Wells Fargo Image ExpressSM delivery account. For more information, send an email to [email protected] with a subject line of New image set up. Include your company name, address, and contact information in the body of the email.

Selecting Wells Fargo as an InvestorBefore sending the documents to Wells Fargo, authorized TQL Service users need to ensure that Wells Fargo is selected as the investor in the Investor drop-down list in the TQL Services panel. This is particularly important if your company conducts business with multiple investors and/or Wells Fargo is not the default investor.

Chapter 2: Prerequisites 3

Chapter 3

Preparing Documents Documents sent to Wells Fargo need to pass all loan quality requirements established by Wells Fargo. If there are missing documents or missing fields in your attached documents, Encompass displays messages prompting you to perform the necessary tasks.

The following documents are mandatory for a loan to meet Wells Fargo’s quality requirements:

• 4506-T Request for Transcript of Tax forms

• Fraud Service Orders

• Compliance Orders

In addition to the mandatory documents, the ATR/QM form and all documents that are identified as ATR/QM documents will be sent to the investor. The ATR/QM documents are displayed in the Verification and Documentation Tracking tool.

For more information on TQL documents, see the Using TQL Services white paper.

4506-T Service Orders

To Order the 4506-T Documents:1 In the 4506-T Service Orders panel, click Request for Transcript of Tax.

2 In the Request for Transcript of Tax input form, click the New icon.

3 Enter information in the input form and then click the Order 4506-T button on the top right corner of the page.

• This creates an entry in the table above the input form.

4 Enter information in the Order 4506-T Report window and click Order.

Chapter 3: Preparing Documents 4

http://help.elliemae.com/DocumentationLibrary/360/TQLUserGuide.pdf




5 In the 4506T Service success confirmation window, click OK.

6 Click the Save icon.

7 In the TQL Services panel, click Request for Transcript of Tax and then in the Request for Transcript of Tax input form panel, click Check Status.

• A request sending status message displays followed by a Check Status for 4506-T Report window.

8 Click Close.

9 Go back to the TQL Services tool.

• The Investor alert has now been cleared.

For detailed instructions on ordering 4506-T documents, see the Using TQL Services white paper.

Fraud Service Orders

To Order a Fraud Report:1 In the Fraud Service Orders panel, click the Order button.

• If there is missing information in your loan file, Encompass displays a Missing Required Fields message.

2 To complete the missing information, in the Missing Required Fields window, select a field and click GoTo Field.







3 Enter information in the field, and then in the Missing Required Fields window, click the Refresh icon.

4 Repeat steps 2 and 3 to complete all the missing information.

5 In the Fraud Service Order window, click Order.

• The Fraud Order displays.

6 Close the document and return to the TQL Services tool.


For more information on ordering Fraud Reports, see the Using TQL Services white paper.

Compliance Orders

To Order a Compliance Report:1 In the Compliance Orders panel, click the Order button.

• If there is missing information in your loan file, Encompass displays a Compliance Review Audit Results window listing the missing mandatory fields.

2 To complete the missing information, in the Compliance Review Audit Results window, select a field and click GoTo Field.

3 Enter information in the field, and then in the Missing Required Fields window, click the Refresh icon.

4 Repeat steps 2 and 3 to complete all the missing information, and then click the Order button.




• The Compliance report displays.

5 Close the document and return to the TQL Services tool.


ATR/QM DocumentsIn addition to TQL documents such as 4506-T tax transcripts and fraud reports, with Encompass 14.2 and later versions, ATR/QM supporting documents and the ATR/QM output form will be sent to TQL investors. The ATR/QM documents are available in the Verification and Documentation Tracking Tool. Documents are designated as ATR/QM documents in the Document Details window in the eFolder.

To Designate a Document as an ATR/QM Document:1 In the loan file, click the eFolder icon.

2 On the Documents tab, double-click a document to open the Document Details window, and then click the ATR/QM button in the Details panel.

• Or, select a document, click the Document Manager button, click the Document Details tab, and then click the ATR/QM button in the Details panel of the tab.


3 On the ATR/QM window, select the check boxes for the verification types you will record. A new tab is added to the window for each type selected.

4 To add a verification record, click a tab, and then click the Add icon in the appropriate section of the tab.

5 On the verification window, select the options that apply for the borrower and co-borrower, and then click Add.

NOTE: Review the entries carefully before you click Add. After entries have been added, they cannot be deleted from the ATR/QM window.To remove an entry, you must cancel out of the ATR/QM window before saving the selections.This will clear all your entries. You can then open the window again to enter the data.


6 On the verification tab, entries are marked as B, C, or J for Borrower, Co-borrower, or Joint. Click a cell in the How was it verified? column to enter the verification method for the entry.

7 Complete the entries on all the relevant tabs, and then click Save.

NOTE: After you click Save, the selections cannot be changed, and only a user with the Super Administrator persona can delete the document.

• After the entries have been saved, the verification types selected in the ATR/QM window will display in the ATRM/QM text field in the Details section on the Document Details window and in the Details section on the Document Details tab in the Document Manager.

• The entries are also recorded in the Documentation and Verification Tracking tool, which is accessible from the Tools tab on the lower-left of the loan file. Each section on the tool lists the ATR/QM entries for a particular category. The documents associated with the entries for each category are listed in the Documents section.

8 A red flag displays above a category section when one or more of the verifications has not been completed. The following fields must be populated before a verification is marked as complete:

• The How was the verification completed? field. on the ATR/QM window.

• The Received and Reviewed check boxes must be selected on the Document Details window.

9 To clear the flag:

• Double-click a verification entry to open the ATR/QM field to enter information in the How was it verified? field.


• Double-click a document to open the Document Details window to select the check boxes.

• When the required fields are complete, the red flag is replaced with a green check mark.


Chapter 4

Sending Files to LenderAfter your documents are ready, that is, you have cleared all the alerts, you can send them to Wells Fargo using the Send Files to Lender feature. This is available in the TQL Services tool and in the eFolder.

TQL documents sent to investors after March 07, 2014, will need to meet the Baseline TQL rules for successful transfer of the files. If the documents are sent before March 7, 2014 and do not meet the TQL Baseline Rules, alerts will be displayed but the documents can be sent to Wells Fargo without updating the loan file and clearing the alerts. For more information, see “Baseline TQL Rules” on page 15.

TQL Services ToolUse the Send Files to Lender button in the TQL Services Tool to transfer loan-related documents to Wells Fargo.

1 Go to the TQL Services tool and click Send Files To Lender.

2 Select the check boxes corresponding to the reports that you want to send to Wells Fargo, and then click Continue.

Chapter 4: Sending Files to Lender 11

• A request sending status message displays followed by a Wells Fargo Document Upload window.

3 In the Wells Fargo Document Upload window, enter the following information:

• Login Information - Wells Fargo Image ExpressSM delivery account credentials.

NOTE: Wells Fargo Image ExpressSM delivery account passwords expire every 120 days. To reset the password, go to https://ceweb.wellsfargo.com or call DTS Production Support at 1-800-659-1715.

• Delivery Target - determines the Wells Fargo destination for your delivered documents.DTS - Select this option to deliver your documents to Wells Fargo’s production document system.DTS (Test Only) - This for testing purposes only. Do not use this option to deliver production loans.

• Seller Loan Number - Encompass loan number, but without spaces and special characters per Wells Fargo requirements. It is used in creating the image package name.

• Delivery Type - Wells Fargo supports PrePurchase and Condition delivery.

• Delivery Identifier - Determines if the Wells Fargo Loan # or Wells Fargo Commitment Number field is displayed.

NOTE: if you select Commitment Number in the Delivery Identifier drop-down list, the field name below it updates to Wells Fargo Commitment #; if you select Loan Number in the Delivery Identifier drop-down list, the field name below it updates to Wells Fargo Loan #. Also, if the Commitment Number begins with an M, the Take Down Number field is activated.

NOTE: Wells Fargo requires a loan number if you have selected Delivery Type as Condition. If you have selected the Delivery Type as PrePurchase, the Delivery Identifier can be either Commitment Number (default) or Loan Number.

• Wells Fargo Loan Number - 10-digit loan number. If the loan number is nine digits, enter a zero (0) in front of the loan number. You can also enter the Commitment Number if your delivery type is PrePurchase.

• Take Down Number - This value is required by Wells Fargo only if the following conditions exist:

• Delivery Type = PrePurchase

• Delivery Identifier = Commitment Number

• Wells Fargo Commitment Number begins with an M.

4 Click Continue.

• A file upload status message displays followed by an upload confirmation message.


5 In the Upload Complete window, click OK.

eFolderUse the Send Files to Lender option in the eFolder to transfer loan-related documents to Wells Fargo.

1 From your Pipeline, go to the loan file, and then click eFolder.

2 Press the Control (Ctrl) button on your keyboard and select multiple files.

3 From the Send drop-down list, click Send Files to Lender.

4 In the EDM Lenders window, select Wells Fargo Correspondent Lending and then click Submit.

5 Optionally, select the stacking order of the documents, and then click Continue.


6 A Preparing Document window displays, followed by a Wells Fargo Document Upload window.

7 Follow steps 3 - 5 listed in the “TQL Services Tool” section above.

Resending DocumentsAfter sending a set of TQL documents to Wells Fargo, you do not need to send documents unless you have ordered new reports. New reports need to be ordered only if certain loan fields have been updated. For more information on when new reports need to be ordered, see Appendix A, “Baseline TQL Rules” on page 15.

If you select documents that have already been sent to the investor, the selected documents will not be displayed in the TQL Documents section of the Wells Fargo Document Upload window, and will not be sent to Wells Fargo.


Appendix A

Baseline TQL RulesTQL documents (Request for Transcript of Tax, Fraud Reports, and Compliance Reports) sent to investors after March 07, 2014, will need to meet the Baseline TQL rules listed in this chapter for successful transfer of the files. If the qualifying criteria are not met, the documents cannot be sent to the investor and alerts are displayed indicating why the documents did not meet the guidelines required to qualify for a total quality loan. Information in the loan file needs to be updated accordingly and after the alerts are cleared, the TQL documents can be sent to the investors.

NOTE: If the documents sent before March 7, 2014 do not meet the TQL Baseline Rules, the alerts will be displayed but the documents can be sent to the investor without updating the loan file and clearing the alerts.

4506-TRequest for Transcript of Tax documents need to satisfy the following criteria to qualify for the Baseline TQL rules:

• Best Practice: The Default to TQL Rules check box should be selected in the Request for Transcript of Tax input form. However, there are no stipulations on the transcript years and products ordered. Tax Transcripts are required for all borrowers (multiple borrower pairs).

• If the property is a Streamline Refinance, transcripts are not required.

• Users will be able to transfer documents to the Investor using any 4506-T transcript product and year.

• 4506-T: Only the most recent tax transcript year, per borrower pair and product type need to be delivered to the investor.

ComplianceCompliance reports need to satisfy the following criteria to qualify for the Baseline TQL rules:

• A Mavent report with Expanded Fee details for all loan files.

• Review Types selected in Encompass Settings and their corresponding results as detailed in the table below.

Updating Compliance Service Setup SettingsAdmins need to update the Compliance Review Setup in Encompass Settings to ensure that the Compliance reports satisfy the Baseline TQL rules.

To Update Compliance Review Setup Settings:1 On the menu bar, click Encompass, and then click Settings.

2 On the left panel, click Additional Services, and then click Compliance Review Setup.

3 To update the settings, click the Change Setup button in the upper-right corner.

Review Type Include Results

TILA Review Yes Pass or Warning

MDIA Yes Pass or Warning

High Cost Review Yes Pass or Warning

NMLS Registration Review Yes Pass or Warning

LO Compensation Review Yes Pass or Warning

ATR/QM Review Yes Pass or Warning

Appendix A: Baseline TQL Rules 15

4 In the Compliance Review Setup, Report tab, Reviews to Include panel, select the required check boxes as defined in the table above.

FraudFraud reports need to satisfy the following criteria to qualify for the Baseline TQL rules:

• A Risk Manager Report for all loans and multiple borrower pairs.

• If any of the fields listed in the table below are updated since the previous Fraud report order, a new Fraud report will be required.

Field Name Field ID Notes

Borrower First Name 4000

Borrower Last Name 4002

Co-Borrower First Name 4004 if there is a co-borrower on the loan

Co-Borrower Last Name 4006 if there is a co-borrower on the loan

Appraised Value 356

Borrower SSN 65

Co-Borrower SSN 97 if there is a co-borrower on the loan

Subject Property Address 11

Total Loan Amount 2

LTV 353

Purchase Price 136 For non-refinance loans

Property will be (Occupancy)

1811

Field Name Field ID Notes

Appendix A: Baseline TQL Rules 16