HB 1523

1
A bill to be entitled
2An act relating to homeowner relief; creating parts I, II,
3III, IV, V, VI, VII, and VIII of chapter 52, F.S.;
4providing general provisions for an alternative method of
5foreclosures other than under the judicial system;
6providing a short title; providing for scope of
7applicability; excluding homestead property; providing
8definitions; providing for variation by agreement;
9providing for application of supplemental principles of
10law and equity; providing criteria for notice and
11knowledge; providing for transactions creating a security
12interest; providing for time of foreclosure; providing
13procedures, requirements, and limitations before
14foreclosure; specifying a right to foreclose; requiring a
15notice of default; providing a right to cure; providing
16requirements for a notice of foreclosure; providing for a
17meeting and meeting requirements to object to foreclosure;
18providing a period of limitation for foreclosure;
19providing for judicial supervision of foreclosure;
20providing procedures and limitations for foreclosures
21brought under the judicial system; providing for a right
22to redeem collateral; providing authority, requirements,
23procedures, and limitations on foreclosures by auction,
24foreclosures by negotiated sale, and foreclosures by
25appraisal; providing for rights after foreclosure;
26providing for application of proceeds, transfer of title,
27actions for damages or to set aside a foreclosure,
28possession after foreclosure, judgments for deficiencies,
29and determinations of amounts of a deficiency; providing
30for effect of good faith by a debtor; providing
31application and construction; providing authority,
32requirements, procedures, and limitations on
33discontinuation of a foreclosure; providing for uniformity
34of application and construction; specifying a relation to
35the Electronic Signatures in Global and National Commerce
36Act; providing an effective date.
37
38     WHEREAS, Florida is still recovering from the worst housing
39bubble in memory, and
40     WHEREAS, many Floridians are left unable to pay their
41mortgage debt, taxes, or insurance and fees and face the
42prospect of huge deficiency judgments, that is, they are liable
43for mortgage debt that exceeds the value of their homes, and
44     WHEREAS, many homeowner and condominium associations are
45struggling to maintain common areas because owners are not
46paying dues and assessments, and
47     WHEREAS, municipalities, counties, and school districts are
48struggling to pay for the valuable services they provide because
49so many homeowners are not paying real estate taxes owed, and
50     WHEREAS, Florida's courts are overburdened with foreclosure
51cases, with nearly 500,000 backlogged cases as of December 31,
522009, and expected delays of 18-24 month periods before
53foreclosure cases are resolved, and
54     WHERE, local community banks are unable to make new loans
55to small businesses to create new jobs because their capital is
56tied up in defaulted real estate mortgages that are bogged down
57in the courts, and
58     WHEREAS, Florida's economy will not bottom out, and
59sustained recovery cannot begin, until real estate supply and
60demand balance and homeowner debt issues are resolved, NOW,
61THEREFORE,
62
63Be It Enacted by the Legislature of the State of Florida:
64
65     Section 1.  Part I of chapter 52, Florida Statutes,
66consisting of sections 52.101, 52.102, 52.103, 52.104, 52.105,
6752.106, 52.107, and 52.108, is created to read:
68
PART I
69
GENERAL PROVISIONS
70     52.101  Short title; scope of applicability.-
71     (1)  This chapter may be cited as the "Homeowner Relief and
72Housing Recovery Act."
73     (2)  In lieu of any other foreclosure remedy which may be
74available under the laws of this state under the judicial
75system, this chapter may, at the option of the foreclosing
76creditor, be used to effect a foreclosure of a security
77instrument. However, if the foreclosing creditor does not elect
78to use this chapter to effect a foreclosure, nothing in this
79chapter is intended to modify any other foreclosure remedy
80available under the laws of this state.
81     52.102  Definitions.-For purposes of this chapter:
82     (1)  "Collateral" means property, real or personal, subject
83to a security interest.
84     (2)  "Common interest community" means real property for
85which a person is obligated to pay real property taxes,
86insurance premiums, maintenance, or improvement of other real
87property described in a declaration or other governing
88documents, however denominated, by virtue of the community's or
89association's ownership thereof or the holding of a leasehold
90interest of at least 20 years, including renewal options
91therein. The term "common interest community" includes a
92community governed by a homeowners' association as defined in s.
93720.301 and a condominium community governed by one or more
94condominium associations as defined in s. 718.103.
95     (3)  "Day" means a calendar day.
96     (4)  "Debtor" means a person that owes payment or other
97performance of an obligation, whether absolute or conditional,
98primary or secondary, secured under a security instrument,
99whether or not the security instrument imposes personal
100liability on the debtor. The term does not include a person
101whose sole interest in the property is a security interest.
102     (5)  "Evidence of title" means a title insurance policy, a
103preliminary title report or binder, a title insurance
104commitment, an attorney's opinion of title based on an
105examination of the public records or an abstract, or any other
106means of reporting the state of title to real estate that is
107customary in the locality.
108     (6)  "Expenses of foreclosure" means the lesser of the
109reasonable costs incurred by a secured creditor or the maximum
110amounts permitted by any other laws of this state in connection
111with a foreclosure for transmission of notices, advertising,
112evidence of title, inspections and examinations of the
113collateral, management and securing of the collateral, liability
114insurance, filing and recording fees, attorneys' fees and
115litigation expenses incurred pursuant to ss. 52.207 and 52.601
116to the extent provided in the security instrument or authorized
117by law, appraisal fees, the fee of the person conducting the
118sale in the case of a foreclosure by auction, fees of court-
119appointed receivers, and other expenses reasonably necessary to
120the foreclosure.
121     (7)  "Foreclosing creditor" means a secured creditor who is
122engaged in a foreclosure under this chapter.
123     (8)  "Guarantor" means a person liable for the debt of
124another, and includes a surety and an accommodation party.
125     (9)  "Interest holder" means a person who owns a legally
126recognized interest in real or personal property that is
127subordinate in priority to a security interest foreclosed under
128this chapter.
129     (10)  "Original notice of foreclosure" means the first
130notice of foreclosure sent pursuant to s. 52.204 instituting a
131foreclosure under this chapter.
132     (11)  "Purchase-money obligation" means an obligation
133incurred in order to pay part or all of the purchase price of
134residential real property collateral. An obligation is not a
135purchase-money obligation if any part of the real property
136securing it is not residential real property. A purchase-money
137obligation includes an obligation:
138     (a)  Incurred to the vendor of the real property;
139     (b)  Owed to a third-party lender to pay a loan made to pay
140part or all of the purchase price of the real property;
141     (c)  Incurred to purchase labor and materials for the
142construction of substantial improvements on the real property;
143or
144     (d)  To pay a loan all of the proceeds of which were used
145to repay in full an obligation of the type described in
146paragraphs (a)-(c).
147     (12)  "Real property" means any estate or interest in,
148over, or under land, including minerals, structures, fixtures,
149and other things that by custom, usage, or law pass with a
150conveyance of land though not described or mentioned in the
151contract of sale or instrument of conveyance. The term includes
152the interest of a landlord or tenant and, unless under the law
153of the state in which the property is located that interest is
154personal property, an interest in a common interest community.
155     (13)  "Record" when used as a verb, means to take the
156actions necessary to perfect an interest in real property under
157the laws of this state.
158     (14)  "Record" used as a noun, means information that is
159inscribed on a tangible medium or that is stored in an
160electronic or other medium and is retrievable in perceivable
161form.
162     (15)  "Residential" means:
163     (a)  As applied to an interest holder, an individual who
164holds a possessory interest, other than a leasehold interest
165with a duration of 1 year or less, in residential real property
166in which a security interest exists, and any person that is
167wholly owned and controlled by such an individual or
168individuals.
169     (b)  As applied to a debtor, an individual who is
170obligated, primarily or secondarily, on an obligation secured in
171whole or in part by residential real property, and any person
172that is wholly owned and controlled by such an individual or
173individuals.
174     (16)  "Residential real property" means real property that,
175when a security instrument is entered into, is used or is
176intended by its owner to be used primarily for the personal,
177family, or household purposes of its owner and is improved, or
178is intended by its owner to be improved, by one to four dwelling
179units.
180     (17)  "Secured creditor" means a creditor that has the
181right to foreclose a security interest in real property under
182this chapter.
183     (18)  "Security instrument" means a mortgage, deed of
184trust, security deed, contract for deed, agreement for deed,
185land sale contract, lease creating a security interest, or other
186contract or conveyance that creates or provides for an interest
187in real property to secure payment or performance of an
188obligation, whether by acquisition or retention of a lien, a
189lessor's interest under a lease, or title to the real property.
190A security instrument may also create a security interest in
191personal property. If a security instrument makes a default
192under any other agreement a default under the security
193instrument, the security instrument includes the other
194agreement. The term includes any modification or amendment of a
195security instrument, and includes a lien on real property
196created by a record to secure an obligation owed by an owner of
197the real property to an association in a common interest
198community or under covenants running with the real property.
199     (19)  "Security interest" means an interest in real or
200personal property that secures payment or performance of an
201obligation.
202     (20)  "Sign" means:
203     (a)  Execute or adopt a tangible symbol with the present
204intent to authenticate a record; or
205     (b)  Attach or logically associate an electronic symbol,
206sound, or process to or with a record with the present intent to
207authenticate a record.
208     (21)  "State" means a state of the United States, the
209District of Columbia, Puerto Rico, the United States Virgin
210Islands, or any territory or insular possession subject to the
211jurisdiction of the United States.
212     (22)  "Time of foreclosure" means the time that title to
213real property collateral passes to the person acquiring it by
214virtue of foreclosure under this chapter.
215     52.103  Application.-
216     (1)  Except as otherwise provided in subsection (2), this
217chapter authorizes the nonjudicial foreclosure of every form of
218security interest in real property located in this state and
219related personal property entered into before, on, or after July
2201, 2010, if the original notice of foreclosure is given after
221July 1, 2010, and if the debtor has agreed in substance in the
222security instrument that:
223     (a)  The security interest may be foreclosed pursuant to
224this chapter; or
225     (b)  The security interest may be foreclosed by nonjudicial
226process.
227     (2)  This chapter may not be used to foreclose:
228     (a)  A lien created by statute or operation of law, except
229a lien of an owners' association on property in a common
230interest community;
231     (b)  A security interest in property in a common interest
232community if under the law of this state that interest is
233personal property; or
234     (c)  A security interest in rents or proceeds of real
235property.
236     (3)  This chapter does not preclude or govern foreclosure
237or other enforcement of security interests in real property by
238judicial or other action permitted by any other laws of this
239state.
240     (a)  A secured creditor may not take action in pursuance of
241foreclosure under this chapter if a judicial proceeding is
242pending in this state to foreclose the security interest or to
243enforce the secured obligation against a person primarily liable
244for the obligation.
245     (b)  A secured creditor may not commence or pursue
246foreclosure under this chapter if a judicial proceeding is
247pending in this state to challenge the existence, validity, or
248enforceability of the security interest to be foreclosed.
249     (c)  Except as provided in s. 52.208(2), foreclosure under
250this chapter may proceed even if a judicial proceeding is
251pending or a judicial order has been obtained for appointment or
252supervision of a receiver of the collateral, possession of the
253collateral, enforcement of an assignment of rents or other
254proceeds of the collateral, or collection or sequestration of
255rents or other proceeds of the collateral or to enforce the
256secured obligation against a guarantor.
257     (4)  If a security instrument covers both real property and
258personal property, the secured creditor may proceed under this
259chapter as to both the real property and personal property to
260the extent permitted by chapter 679.
261     52.104  Variation by agreement.-
262     (1)  Except as otherwise provided in subsections (2)-(4),
263the parties to a security instrument may not vary by agreement
264the effect of a provision of this chapter.
265     (2)  The time within which a person must respond to a
266notice sent by a secured creditor may be extended by agreement.
267     (3)  The parties to a security instrument may vary the
268effect of any provision of this chapter that by its terms
269permits the parties to do so.
270     (4)  The parties by agreement may determine the standards
271by which performance of obligations under this chapter is to be
272measured if those standards are not manifestly unreasonable.
273     (5)  If every debtor under a security instrument is not a
274residential debtor, an agreement by a guarantor waiving the
275right to receive notices under this chapter with respect to the
276foreclosure of the property of a debtor who is not a guarantor
277is enforceable unless a waiver is unenforceable under other
278applicable law.
279     52.105  Supplemental principles of law and equity
280applicable.-Unless displaced by a particular provision of this
281chapter, the principles of law and equity affecting security
282interests in real property supplement this chapter.
283     52.106  Notice and knowledge.-For purposes of this section:
284     (1)  The following definitions apply:
285     (a)  "Address" means a physical or an electronic address,
286or both, as the security instrument requires.
287     (b)  "Address for notice" means:
288     1.  With respect to a notice given by a secured creditor:
289     a.  For a recipient that has given to the secured creditor
290a security instrument or other document in connection with a
291security instrument, the address, if any, specified in the
292security instrument or document.
293     b.  For a recipient not described in sub-subparagraph a.
294that is identifiable from examination of the public records of
295the county or counties in which the collateral is located, or,
296if personal property is being foreclosed together with real
297property, the Uniform Commercial Code financing statement
298filings, the address, if any, specified in the recorded or filed
299document.
300     c.  For a recipient not described in sub-subparagraph a. or
301sub-subparagraph b. that the secured creditor knows is a tenant,
302subtenant, or leasehold assignee of all or part of the real
303property collateral, the most recent address made known to the
304secured creditor by that person or, if none, the address of the
305real property collateral, including the designation of any
306office, apartment, or other unit that the secured creditor knows
307is possessed by the recipient, with the notice directed to the
308recipient's name, if known, or otherwise "To Tenant occupying
309property at" the physical address or description of the real
310property collateral.
311     d.  For a recipient not described in sub-subparagraphs a.-
312c., the physical address of the real property collateral.
313     2.  With respect to notices given by persons other than a
314secured creditor, the most recent address given in a document
315provided by the recipient to the person giving notice.
316     (c)  "Electronic" means relating to technology having
317electrical, digital, magnetic, wireless, optical,
318electromagnetic, or similar capabilities.
319     (d)  "Electronic notice" means an electronic record signed
320by the person sending the notice.
321     (e)  "Electronic record" means a record created, generated,
322sent, communicated, received, or stored by electronic means.
323     (f)  "Electronic signature" means an electronic sound,
324symbol, or process attached to or logically associated with a
325record and executed or adopted by a person with intent to
326authenticate the record.
327     (g)  "Recipient" means a person to whom a notice is sent.
328     (h)  "Written notice" means a written record signed by the
329person giving the notice.
330     (2)  A person knows a fact if:
331     (a)  The person has actual knowledge of the fact;
332     (b)  The person has received a notice or notification of
333the fact; or
334     (c)  From all the facts and circumstances known to the
335person at the time in question the person has reason to know the
336fact.
337     (3)  Notice is sent or given, or a recipient is notified,
338subject to the limitations of subsection (4):
339     (a)  By hand delivering a written notice to the recipient
340or to an individual authorized to receive service of civil
341process under applicable Florida law who is found at the
342recipient's address for notice;
343     (b)  By depositing written notice, properly addressed to
344the recipient's address for notice, with cost of delivery paid:
345     1.  With the United States Postal Service, registered or
346certified mail, return receipt requested;
347     2.  With the United States Postal Service by regular mail;
348or
349     3.  With a commercially reasonable carrier other than the
350United States Postal Service; or
351     (c)  Subject to subsection (7), by initiating operations
352that in the ordinary course will cause the notice to come into
353existence at the recipient's address for notice in the
354recipient's information processing system in a form capable of
355being processed by the recipient.
356     (4)  If the recipient is an individual and the security
357interest covers the recipient's primary residence, use of the
358methods of notice specified in subsection (3) is limited as
359follows:
360     (a)  If the notice is a notice of default pursuant to s.
36152.202 or a notice of foreclosure pursuant to s. 52.203, both of
362the methods of giving notice specified in subparagraphs (3)(b)2.
363and 3. must be used.
364     (b)  If the notice is not a notice of default pursuant to
365s. 52.202 or a notice of foreclosure pursuant to s. 52.203, a
366method of giving notice specified in paragraph (3)(a) or
367paragraph (3)(b) must be used.
368     (5)  If a person giving a notice pursuant to this chapter
369and the recipient have agreed to limit the methods of giving
370notice otherwise permitted by subsections (3) and (4), that
371limitation is enforceable to the extent that it is consistent
372with subsection (4) and is otherwise permitted by law.
373     (6)  A person may not give an electronic notice unless the
374recipient uses, designates by agreement, or otherwise has
375designated or holds out an information processing system or
376address within that system as a place for the receipt of
377communications of that kind. An electronic notice is not sent if
378the sender or its information processing system inhibits the
379ability of the recipient to print or store the record.
380     (7)  If, at the time of giving a required notice, a person
381knows that the recipient's address for notice is incorrect or
382that notices cannot be delivered to the recipient at that
383address, the person that sent the notice shall make a reasonable
384effort to determine a correct address for the recipient and send
385the notice to the address so determined. Compliance with the
386provisions of chapter 49 satisfies the requirement to make
387reasonable effort to locate the party entitled to notice.
388     (8)  If, after giving a notice, a person acquires knowledge
389that the address of the recipient to which the notice was
390directed is incorrect or that notices cannot be delivered to the
391recipient at that address, the person that sent the notice shall
392promptly make a reasonable effort to determine a correct address
393for the recipient and send another copy of the notice to the
394address so determined, if any. The first notice, if timely sent
395and properly directed to the recipient's address for notice,
396complies with the time requirements of this chapter.
397     (9)  A person may use methods of giving notice in addition
398to, but not in place of, the methods required by subsections (3)
399and (4).
400     (10)  A notice is sufficient even if it includes
401information not required by law or contains minor errors that
402are not seriously misleading.
403     (11)  Receipt of a notice within the time in which it would
404have been received if properly sent has the effect of a proper
405giving of notice.
406     (12)  If the recipient is an individual, a notice is
407received when it comes to the recipient' s attention or is
408delivered to and available at the recipient's address for
409notice. If the recipient is not an individual, a notice is
410received when it is brought to the attention of the individual
411conducting the transaction, or in any event when it would have
412been brought to that individual's attention if the recipient had
413exercised due diligence. An organization exercises due diligence
414if it maintains reasonable routines for communicating
415significant information with the person conducting the
416transaction and there is reasonable compliance with the
417routines. Due diligence does not require an individual acting
418for the organization to communicate information unless such
419communication is part of the individual's regular duties or
420unless the individual has reason to know of the transaction and
421that the transaction would be materially affected by the
422information.
423     (13)  Subject to subsection (12), a person that has sent a
424notice may revoke it by a subsequent notice unless the recipient
425has materially changed its position in reliance on the notice
426before receiving the revocation.
427     52.107  Transaction creating security interest.-A
428transaction that is intended to create a security interest does
429so irrespective of the caption of the documents.
430     52.108  Time of foreclosure.-The time of foreclosure is the
431time the affidavit required by:
432     (1)  Section 52.312 is recorded, in the case of a
433foreclosure by auction.
434     (2)  Section 52.405 is recorded, in the case of a
435foreclosure by negotiated sale.
436     (3)  Section 52.505 is recorded, in the case of a
437foreclosure by appraisal.
438     Section 2.  Part II of chapter 52, Florida Statutes,
439consisting of sections 52.201, 52.202, 52.203, 52.204, 52.205,
44052.206, 52.207, 52.208, and 52.209, is created to read:
441
PART II
442
PROCEDURES BEFORE FORECLOSURE
443     52.201  Right to foreclose.-
444     (1)  A secured creditor has a right to foreclose under this
445chapter if:
446     (a)  All conditions that, by law and the terms of the
447security instrument, are prerequisites to foreclosure have been
448satisfied.
449     (b)  All notices to the debtor required by the security
450instrument and by this chapter as prerequisites to foreclosure
451have been given.
452     (c)  All periods for cure available to the debtor by the
453terms of the security instrument and law as prerequisites to
454foreclosure have elapsed and no cure has been made.
455     (2)  A foreclosing creditor may pursue foreclosure
456exclusively by auction, by negotiated sale, or by appraisal, or
457may simultaneously pursue, together with foreclosure by auction,
458either foreclosure by negotiated sale or by appraisal, but not
459both. If the creditor pursues two methods of foreclosure
460simultaneously, the notice of foreclosure must state both
461methods.
462     52.202  Notice of default and right to cure.-
463     (1)  Subject to subsection (2) and paragraph (6)(a), a
464notice of default must be given to each debtor and each interest
465holder whose interest gives right of possession of the real
466property collateral, and the cure period provided by this
467section must expire without cure being made, before the original
468notice of foreclosure may be given.
469     (2)  Except as provided in the security instrument, notice
470of default need not be given and no cure period is applicable if
471the default cannot be cured.
472     (3)  A notice of default must contain:
473     (a)  The facts establishing that a default has occurred.
474     (b)  The amount to be paid or other performance required to
475cure the default, including the daily rate of accrual for
476amounts accruing over time, and the time within which cure must
477be made.
478     (c)  The name, address, and telephone number of an
479individual who is or represents the secured creditor and who can
480be contacted for further information concerning the default.
481     (d)  A statement that foreclosure may be initiated if the
482default is not cured in a timely manner.
483     (4)  Within 30 days after notice of default is given to the
484last person entitled to such notice, any person may:
485     (a)  Cure the default if the default is curable by the
486payment of money; or
487     (b)  Commence to cure the default if the default cannot be
488cured by the payment of money, diligently proceed to cure the
489default, and complete the cure of the default within 90 days
490after the notice of default was given.
491     (5)  If no person is proceeding diligently to cure a
492default that cannot be cured by the payment of money after 30
493days from the date the notice of default was sent to the last
494person entitled to such notice, the secured creditor may
495immediately terminate the period allowed for cure by
496accelerating payment of the principal amount owing on the
497secured obligation or giving an original notice of foreclosure.
498     (6)  If none of the real property to be foreclosed is
499residential real property:
500     (a)  If a default cannot be cured by the payment of money
501and a notice of default was given by the secured creditor within
5021 year before the date of the present default on account of a
503default of the same kind, a notice of default is not required
504and a right to cure does not exist except as agreed by the
505parties.
506     (b)  The periods specified in subsection (4) to cure a
507default may be reduced as the parties agree in the security
508instrument.
509     (7)  A notice of default may be given notwithstanding that
510a notice of default has previously been given on account of a
511different default and is still pending.
512     (8)  The right to cure a default provided in this section
513does not impair or limit any other right to notice of default or
514to cure a default provided to any person by the security
515instrument. The period to cure provided in this section and any
516period to cure provided in the security instrument run
517concurrently unless the security instrument provides otherwise.
518     (9)  Unless precluded from doing so by law other than this
519chapter, a secured creditor shall cooperate with any debtor or
520interest holder that attempts to cure a default by promptly
521providing upon request reasonable information concerning the
522amount or other performance due and expenses necessary for cure.
523     (10)  If a default is cured within a period allowed by this
524section, or after the expiration of that period but before
525acceleration of the principal amount owing on the secured
526obligation or the giving of an original notice of foreclosure,
527an acceleration by the secured creditor of the principal amount
528owing on the secured obligation on account of that default is
529ineffective.
530     (11)  During a period allowed for cure of a default under
531this section, a secured creditor may enforce any remedy other
532than foreclosure provided for by the security instrument and
533enforceable under the laws of this state other than this chapter
534if enforcement does not unreasonably interfere with the ability
535of a debtor to cure a default under this section.
536     52.203  Notice of foreclosure; manner of giving.-
537     (1)  If a secured creditor has a right to foreclose under
538s. 52.201, the secured creditor may commence foreclosure by
539giving notice of foreclosure. The notice must comply with
540subsections (2) and (3) and s. 52.204 and is a prerequisite to
541foreclosure.
542     (2)  A foreclosing creditor shall record a copy of the
543notice of foreclosure in the public records of each county in
544which the real property collateral is located. A recorded notice
545of foreclosure is notice of its existence and contents to any
546person acquiring an interest in the real property collateral
547after the notice of foreclosure is recorded. In the absence of
548recording of the notice of foreclosure, any purported
549foreclosure under this chapter is void.
550     (3)  Except as otherwise provided in subsection (4), a
551foreclosing creditor shall give a notice of foreclosure to the
552following persons no later than 5 days after recording the
553original notice of foreclosure pursuant to subsection (2) if
554such persons can be identified as of the time of recording of
555the notice of foreclosure:
556     (a)  A person that the foreclosing creditor knows to be a
557debtor.
558     (b)  A person specified by the debtor in the security
559instrument to receive notice on the debtor's behalf.
560     (c)  A person that is shown by the public records of each
561county in which any part of the real property collateral is
562located to be an interest holder in the real property
563collateral.
564     (d)  If the foreclosing creditor holds and intends to
565foreclose on a security interest in personal property, a person
566who is entitled to notice with respect to the disposition of the
567personal property collateral under chapter 679.
568     (e)  A person who the foreclosing creditor knows is an
569interest holder in the real property collateral.
570     (f)  A person that has recorded in the public records of a
571county in which any part of the real property collateral is
572located a request for notice of foreclosure satisfying the
573requirements of s. 52.205.
574     (4)  After the time of recording of the notice of
575foreclosure, if the foreclosing creditor obtains actual
576knowledge that a person holds an interest in the collateral that
577is subordinate in priority to the security instrument, the
578foreclosing creditor must give a notice of foreclosure to that
579person no later than 5 days after obtaining such knowledge.
580     (5)  A foreclosing creditor may give a special notice of
581foreclosure to any person described in subsection (3) or
582subsection (4) to avoid the termination of that person's
583interest in the collateral by the foreclosure. The special
584notice shall give the information required by s. 52.204, but
585state that the recipient's interest in the collateral will not
586be terminated by the foreclosure.
587     (6)  A foreclosing creditor, within 10 days before or after
588recording a notice of foreclosure, shall affix a copy of the
589notice of foreclosure at a conspicuous place on the real
590property collateral.
591     (7)  An original notice of foreclosure is ineffective if
592given after the limitation period for foreclosure of a security
593interest in real property by judicial proceeding has expired.
594     52.204  Notice of foreclosure: content.-
595     (1)  The heading of a notice of foreclosure must be
596conspicuous and must read as follows:
597"NOTICE OF FORECLOSURE. YOU ARE HEREBY NOTIFIED THAT YOU
598MAY LOSE YOUR RIGHTS TO CERTAIN PROPERTY. READ THIS
599NOTICE IMMEDIATELY AND CAREFULLY."
600     (2)  A notice of foreclosure must contain:
601     (a)  The date of the notice, the name of the owner of the
602collateral as identified in the security instrument, a legally
603sufficient description and, at the secured creditor's option,
604the street address, if any, stated in the security instrument of
605the real property collateral or portion thereof being
606foreclosed, and a description of any personal property
607collateral to be included in the foreclosure.
608     (b)  Information concerning the recording of the security
609instrument, including the recording date, and the official
610records book and page number or the official recording number
611for the security instrument.
612     (c)  A statement that a default exists under the security
613instrument, and the facts establishing the default.
614     (d)  A statement that the foreclosing creditor is
615initiating foreclosure.
616     (e)  A statement that the foreclosing creditor has
617accelerated or, by virtue of the notice, is accelerating the due
618date of the principal amount owing on the secured obligation or
619a statement that the foreclosing creditor elects not to
620accelerate the due date.
621     (f)  A statement that the collateral may be redeemed from
622the security interest by payment in full or performance of the
623secured obligation in full before foreclosure and the amount to
624be paid or other action necessary to redeem, including a per
625diem amount that will allow calculation of the total balance
626owed as of future dates and any further amount the foreclosing
627creditor anticipates expending to protect the collateral.
628     (g)  A statement of the method or methods of foreclosure
629the foreclosing creditor elects to use and the earliest date on
630which foreclosure will occur if no redemption is made.
631     (h)  A statement that the foreclosure will terminate the
632rights in the collateral of the person receiving the notice of
633foreclosure.
634     (i)  If applicable, an explanation of a debtor's right to
635avoid a deficiency claim by compliance with s. 52.605.
636     (j)  If the foreclosure is by negotiated sale or by
637appraisal, an explanation of the right of the debtor and holders
638of subordinate interests to object to the foreclosure as
639provided by s. 52.206.
640     (k)  If applicable, a statement that, within 15 days after
641the date the notice of foreclosure is given, a debtor or an
642interest holder having a possessory interest in the real
643property collateral may request a meeting with a representative
644of the foreclosing creditor to object to the foreclosure as
645provided by s. 52.206.
646     (l)  The name, address, and telephone number of an
647individual who is the foreclosing creditor or a representative
648of the foreclosing creditor and who can be contacted for further
649information concerning the foreclosure.
650     (m)  A statement that any person receiving a notice of
651foreclosure may file an action in court objecting to the
652foreclosure, which action must be filed within 20 days after
653receipt of the original notice of foreclosure.
654     52.205  Request for notice of foreclosure.-
655     (1)  Any person may record in the public records of any
656county or counties a request for notice of foreclosure of a
657security instrument that has been recorded in such county or
658counties. The request must state:
659     (a)  The date of the security interest, the date of its
660recording, and the official records book and page, or official
661recording number of the security instrument's recording.
662     (b)  The names of the parties to the security instrument.
663     (c)  A legally sufficient description of the real property
664collateral affected by the security instrument.
665     (d)  The name and address of the person requesting notice
666of foreclosure.
667     (e)  The legal interest, if any, held by the person
668recording the request for notice.
669     (2)  A person that records a request under subsection (1)
670prior to the secured party's commencing foreclosure as provided
671in s. 52.203(1) is entitled to be given notice of foreclosure
672under s. 52.203(1). Recording a request does not affect the
673title to the real property collateral and does not constitute
674constructive notice to any person with an interest in the real
675property collateral held or claimed by the person requesting
676notice. A person that records a request for notice under this
677section may subsequently record an amendment supplementing or
678correcting information in the request or record a withdrawing of
679the request.
680     (3)  A foreclosing creditor is liable for a penalty of $500
681to a person that is not given timely notice of foreclosure if
682that person has recorded a request for notice of foreclosure
683meeting the standards of this section. If a recorded request for
684notice states that the person recording the request has an
685interest in the real property collateral and the person is not
686given timely notice of foreclosure, the person's interest in the
687collateral, if any, is preserved from termination by the
688foreclosure.
689     52.206  Meeting to object to foreclosure.-
690     (1)  A debtor may request a meeting to object to a
691foreclosure. The request must be made by a notice received by
692the foreclosing creditor within 30 days after the notice of
693foreclosure is given to that debtor. If the foreclosing creditor
694receives a request for a meeting, the foreclosing creditor or a
695responsible representative of the foreclosing creditor shall
696schedule and attend a meeting with the person requesting it at a
697mutually agreeable time. The representative may be an employee,
698agent, servicer, or attorney of the foreclosing creditor and
699must have authority to terminate the foreclosure if the
700representative determines that there is no legal basis for
701foreclosure. The meeting may be held in person or by telephone,
702video conferencing, or other reasonable means, at the election
703of the foreclosing creditor. If the meeting is held in person,
704it must be held at a location reasonably convenient to a parcel
705of the real property collateral unless the person requesting the
706meeting and the representative mutually agree on a different
707location. If the foreclosing creditor receives requests from
708more than one person, the creditor or representative may attempt
709to arrange a consolidated meeting, and the persons requesting
710meetings must cooperate reasonably with the foreclosing
711creditor's effort to do so.
712     (2)  A meeting conducted pursuant to this section is
713informal and the rules of evidence do not apply. The parties may
714be represented by legal counsel. The foreclosing creditor or
715representative must have access to records that provide evidence
716of the grounds for foreclosure. If the debtor desires to
717negotiate a forbearance or modification on the underlying
718obligation, the debtor must provide financial statements and
719other documents sufficient to permit the foreclosing creditor to
720determine the existence, if any, for grounds to negotiate
721alternate terms or obligations. The creditor or representative
722shall consider the objections to foreclosure stated by the
723person requesting the meeting. Within 10 days after the meeting,
724the creditor or representative attending the meeting shall give
725to each person who requested the meeting a written statement
726indicating whether the foreclosure will be discontinued or will
727proceed and the reasons for the determination. The objections to
728foreclosure stated by the person requesting the meeting and the
729reasons stated by the creditor or representative do not preclude
730any person from raising those or other grounds for objecting to
731or supporting foreclosure in any subsequent judicial proceeding.
732A statement or representation made by a person at the meeting
733may not be introduced as evidence in any judicial proceeding.
734Each party must bear its own expenses in connection with the
735meeting.
736     (3)  The foreclosing creditor and the representative do not
737incur any liability for making a determination that is adverse
738to the person who requested the meeting.
739     52.207  Period of limitation for foreclosure.-The time of
740foreclosure may not be less than 90 days nor more than 1 year
741after an original notice of foreclosure is recorded under s.
74252.203 and not less than 30 days after any subsequent notice of
743foreclosure. The 1-year period of limitation may be extended by
744agreement of the foreclosing creditor and all persons to whom
745notice of foreclosure was required to be given, other than
746persons excluded from foreclosure by notice issued under s.
74752.203(5), s. 52.406(1)(b), or s. 52.506(1)(b). The 1-year and
74830-day periods of limitation are tolled during the period that
749any court order temporarily enjoining or staying the foreclosure
750is in effect and during any stay under the United States
751Bankruptcy Code, 11 U.S.C. ss. 101 et seq.
752     52.208  Judicial supervision of foreclosure.-
753     (1)  Before the time of foreclosure, a secured creditor may
754commence a proceeding in a court of competent jurisdiction for
755any violation of this chapter or of other law or principle of
756equity in the conduct of the foreclosure. The court may issue
757any order within the authority of the court in a foreclosure of
758a mortgage by judicial action, including injunction and
759postponement of the foreclosure.
760     (2)  Any person required to be notified of the foreclosure
761pursuant to s. 52.203(3) may file an action in the circuit court
762demanding that the foreclosure proceed through the court
763process. The complaint must be filed no later than 20 days after
764receipt of the original notice of foreclosure. The complaint
765must state a bona fide defense to the foreclosure and must
766include a certification of the plaintiff under oath that the
767complaint is not being filed solely for the purpose of delay.
768Unless waived pursuant to s. 57.082, the complaint must be
769accompanied by the appropriate filing fee and any other required
770fees. Unless dismissed by the court, the civil action takes
771precedence over foreclosure under this chapter and the creditor
772must cease further action under this chapter. The court may, at
773any time, examine the pleadings and the parties and shall
774dismiss the case upon a finding that the case was filed
775principally for the purpose of delay. If the court dismisses the
776action, the foreclosure under this chapter shall resume from the
777point at which it previously stopped, treating the case filing
778as an abatement of the foreclosure under this chapter.
779     52.209  Redemption.-A person who has the right to redeem
780collateral from a security interest under principles of law and
781equity may not redeem after the time of foreclosure. Unless
782precluded from doing so by law other than this chapter, a
783foreclosing creditor shall cooperate with any person who
784attempts to redeem the collateral from the security interest
785before the time of foreclosure by promptly providing upon
786request reasonable information concerning the amount due or
787performance required to redeem.
788     Section 3.  Part III of chapter 52, Florida Statutes,
789consisting of sections 52.301, 52.302, 52.303, 52.304, 52.305,
79052.306, 52.307, 52.308, 52.309, 52.310, 52.311, and 52.312, is
791created to read:
792
PART III
793
FORECLOSURE BY AUCTION
794     52.301  Foreclosure by auction.-A secured creditor may
795elect to foreclose by auction. A secured creditor that elects to
796foreclose by auction shall comply with the requirements of this
797part and parts I, II, and VI.
798     52.302  Evidence of title; other information.-
799     (1)  If a secured creditor elects to foreclose by auction,
800the foreclosing creditor shall obtain evidence of title and make
801a copy thereof available upon request to any prospective bidder
802at the foreclosure. The evidence of title must have an effective
803date no earlier than the time of recording of the original
804notice of foreclosure and must be issued no later than 30 days
805after the time of such recording. Unless the evidence of title
806is an attorney's opinion, the evidence of title must state that
807the issuer is willing to provide evidence of title to the real
808property collateral to a person who acquires title by virtue of
809the foreclosure, and the exceptions and exclusions from coverage
810to which the evidence of title issued to that person will be
811subject.
812     (2)  The foreclosing creditor may, but is not required to,
813make reports and information concerning the collateral other
814than evidence of title available to prospective bidders at the
815foreclosure.
816     (3)  The foreclosing creditor is not liable to any person
817because of error in any information disclosed to prospective
818bidders unless the information was prepared by the foreclosing
819creditor and the foreclosing creditor had actual knowledge of
820the error at the time the information was disclosed.
821     52.303  Advertisement of sale.-
822     (1)  After giving notice as required by ss. 52.203 and
82352.204, a foreclosing creditor shall, at the foreclosing
824creditor's option, advertise foreclosure sale under this part
825either:
826     (a)  In a manner that complies with the publication
827requirements provided by s. 45.031; or
828     (b)  By placing an advertisement in a newspaper having
829general circulation in each county where any part of the real
830property collateral is located. The advertisement must be
831published at least once per week for 3 consecutive weeks, with
832the last publication not less than 7 nor more than 30 days
833before the advertised date of sale.
834     (2)  No later than 21 days before the advertised date of
835sale, the foreclosing creditor shall give a copy of the
836advertisement required by subsection (1) to the persons to whom
837notice of foreclosure was required to be given pursuant to s.
83852.203. The advertisement may be sent with the notice of
839foreclosure or may be sent separately in the manner prescribed
840for notices under s. 52.106. The foreclosing creditor may, but
841is not required to, enter the real property collateral and post
842on it a copy of the advertisement or a sign containing
843information about the sale.
844     (3)  An advertisement required by subsection (1) must
845state:
846     (a)  The date, time, and location by street address and, if
847applicable, by floor and office number, of the foreclosure sale.
848     (b)  That the sale will be made to the highest qualified
849bidder.
850     (c)  The amount or percentage of the bid that will be
851required of the successful bidder at the completion of the sale
852as a deposit, and the form in which the deposit may be made if
853payment other than by cash or certified check will be accepted.
854     (d)  A legally sufficient description of the real property
855to be sold, and the street address, if any, or the location if
856there is no street address, of the real property.
857     (e)  A brief description of any improvements on the real
858property and any personal property collateral to be sold.
859     (f)  The name, address, and telephone number of an
860individual who is the foreclosing creditor or a representative
861of the foreclosing creditor, who can provide information
862concerning the collateral and the foreclosure if the foreclosing
863creditor is not an individual.
864     (g)  That a copy of the evidence of title, any available
865reports concerning the collateral, which may be listed
866specifically, and additional information are available from the
867person identified pursuant to paragraph (f).
868     (h)  Whether access to the collateral for the purpose of
869inspection before foreclosure is available to prospective
870bidders and, if so, how to obtain access.
871     (4)  An advertisement required by subsection (1) may also
872state any other information concerning the collateral or the
873foreclosure that the foreclosing creditor elects to include.
874     52.304  Access to collateral.-If a foreclosing creditor has
875authority to grant access to the real property collateral, the
876creditor shall reasonably accommodate a person who contacts the
877creditor, expresses an interest in bidding at the foreclosure
878sale, and requests an opportunity to inspect the collateral.
879     52.305  Location and time of sale.-An auction sale under
880this part must be conducted:
881     (1)  At a date and time permitted for a sale under judicial
882foreclosure of a security interest in real property in this
883state.
884     (2)  In a county where some of the real property collateral
885is located.
886     (3)  At any location where a sale under judicial
887foreclosure of a security interest in real property may be held
888in this state.
889     52.306  Foreclosure of two or more parcels.-
890     (1)  Collateral consisting of two or more parcels of real
891property may be foreclosed by auction separately or in
892combination. If the security instrument does not specify the
893manner of sale of two or more parcels, the auction may be
894conducted:
895     (a)  By separate sale of each of the parcels; or
896     (b)  At the time notice of foreclosure is recorded, if two
897or more parcels are contiguous, are being used in a unitary
898manner, are part of a unitary plan of development, or are
899operated under integrated management:
900     1.  By combining the parcels in a single auction; or
901     2.  By conditionally offering the parcels both in
902combination and separately, and accepting the higher of the two
903aggregate bids.
904     (2)  If the entire real property collateral is not made the
905subject of a single auction, the foreclosing creditor shall
906discontinue sales of parcels or combinations of parcels when the
907total amount of bids received is sufficient to pay the secured
908obligation and the expenses of foreclosure.
909     52.307  Postponement of sale.-
910     (1)  An individual conducting an auction under this part
911may postpone the auction for any cause the foreclosing creditor
912considers appropriate. Announcement of the postponement, and the
913time and location of the rescheduled sale, must be given orally
914at the place previously scheduled for the sale and within a
915reasonable time after the scheduled time for commencement of the
916sale. No other advertisement or notice of the postponed time and
917place of sale is required. A postponement may not be for a
918period of more than 30 days. Subsequent postponements of the
919sale may be made in the same manner.
920     (2)  If an auction cannot be held at the time stated in the
921notice of sale by reason of stay under the United States
922Bankruptcy Code, 11 U.S.C. ss. 101 et seq., or a stay order
923issued by any court of competent jurisdiction, the foreclosing
924creditor may reschedule the auction to occur at a time when the
925stay is no longer in effect. The rescheduled sale must be
926advertised, and a copy of the advertisement must be sent to the
927persons entitled thereto, as provided by s. 52.302.
928     52.308  Conduct of sale.-
929     (1)  An auction sale under this part must be conducted by a
930person designated by the foreclosing creditor.
931     (2)  The person conducting an auction, before commencing
932the auction:
933     (a)  Must make available to prospective purchasers copies
934of the evidence of title.
935     (b)  May verify that persons intending to bid have money in
936an amount and form necessary to make the deposit stated in the
937advertisement, but may not disclose the amount that any bidder
938is prepared to deposit.
939     (3)  The auction must be conducted, at the foreclosing
940creditor's option:
941     (a)  By the creditor or the creditor's representative
942following the procedures for sale prescribed by s. 45.031; or
943     (b)  In the following manner:
944     1.  Any person, including a debtor and the foreclosing
945creditor, may bid at the auction. The individual conducting the
946auction may bid on behalf of the foreclosing creditor or any
947other person by whom he or she is authorized, but may not bid
948for his or her own account. The foreclosing creditor may bid by
949credit up to any amount up to the balance owing on the secured
950obligation, including the expenses of foreclosure.
951     2.  A fixed bid of a person not attending the auction may
952be submitted by a writing received at least 24 hours before the
953scheduled time of the auction by the person designated in the
954advertisement of sale to provide information about the property.
955The bid must be accompanied by a deposit satisfying the
956requirements of s. 52.310. The bid must be read aloud by the
957person conducting the auction before the auction is opened to
958oral bids.
959     3.  Sale must be made to the person bidding the highest
960amount who complies with this section.
961     4.  The auction is completed by the announcement of the
962person conducting the auction that the property is sold.
963     52.309  Deposit by successful bidder.-Immediately after the
964sale is complete, the successful bidder, if other than the
965foreclosing creditor, at an auction under this part must pay a
966deposit to the person conducting the sale. The deposit must be
967at least 10 percent of the amount of the bid or such lower
968amount as the advertisement of sale stated would be accepted.
969The deposit must be paid in cash, by certified check, or in such
970other form of payment as was stated to be acceptable in the
971advertisement of sale or is acceptable to the person conducting
972the sale.
973     52.310  Payment of remainder of bid.-
974     (1)  The successful bidder at an auction under this part
975shall pay the remainder of the bid to the person conducting the
976sale within 7 days after notice is given under s. 52.106(8) of
977the date of the auction.
978     (2)  If payment of the remainder of the bid is not timely
979made, the foreclosing creditor may cancel the sale and
980reschedule the auction as provided in s. 52.307(2) or may
981terminate the foreclosure under s. 52.701. In either event the
982deposit of the successful bidder may be forfeited and
983distributed in the same manner as the proceeds of a sale, but no
984person has any other remedy against the defaulting bidder.
985     52.311  Foreclosure amount; distribution of proceeds.-The
986highest amount bid at a sale is the foreclosure amount. The
987foreclosure must be applied by the foreclosing creditor as
988provided in s. 52.601 within 30 days after the time of the
989foreclosure. After receiving but before applying the proceeds of
990sale, the secured creditor may, but is not required to, invest
991them in a reasonable manner.
992     52.312  Deed to successful bidder; affidavit.-
993     (1)  Upon payment by the successful bidder of the full
994balance of the bid, the foreclosing creditor shall:
995     (a)  Record and deliver a statutory warranty deed, a bill
996of sale with respect to personal property if applicable, and
997such other documents as may be necessary to record the deed, all
998without warranty of title, conveying the collateral to or as
999directed by the successful bidder.
1000     (b)  Execute and record in the public records of each
1001county in which the security instrument being foreclosed was
1002recorded an affidavit containing the following:
1003     1.  Identification of the security instrument foreclosed,
1004including the official records book and page number, or official
1005document number at which it was recorded, if any.
1006     2.  Identification the debtor.
1007     3.  A sufficient description of the collateral and
1008identification of the official records book and page number, or
1009official document number at which the notice of foreclosure was
1010recorded.
1011     4.  Identification of persons to whom notice of foreclosure
1012was given and the official records book and page number, or
1013official document number at which documents reflecting their
1014interests in the collateral were recorded, if any.
1015     5.  A statement as to which, if any, of the persons
1016identified pursuant to subparagraph 4. were given special notice
1017of foreclosure preserving their interests from termination by
1018the foreclosure.
1019     6.  A statement that the foreclosing creditor has complied
1020with all provisions of this chapter for a foreclosure by
1021auction.
1022     7.  Identification of the person acquiring title to the
1023collateral by virtue of the foreclosure, and a statement that
1024title has passed to that person.
1025     (2)  When recorded, the deed and bill of sale, if any,
1026transfer title to the collateral to or as directed by the
1027successful bidder as provided in s. 52.602.
1028     Section 4.  Part IV of chapter 52, Florida Statutes,
1029consisting of sections 52.401, 52.402, 52.403, 52.404, 52.405,
1030and 52.406, is created to read:
1031
PART IV
1032
FORECLOSURE BY NEGOTIATED SALE
1033     52.401  Foreclosure by negotiated sale.-A secured creditor
1034may elect to foreclose by negotiated sale. A secured creditor
1035that elects to foreclose by negotiated sale shall comply with
1036the requirements of this part and parts I, II, and VI.
1037     52.402  Advertisement and contract of sale.-
1038     (1)  The foreclosing creditor may advertise the collateral
1039for sale to prospective purchasers by whatever methods the
1040foreclosing creditor considers appropriate and may list the
1041collateral for sale with brokers. The foreclosing creditor may,
1042but is not required to, enter the real property collateral and
1043post on it a sign containing information about the sale.
1044     (2)  The foreclosing creditor may enter into a conditional
1045contract of sale with a prospective purchaser or, if the
1046collateral is sold in parcels, with more than one purchaser. The
1047contract shall state the gross amount, before expenses of sale,
1048that the purchaser will pay for the collateral. The foreclosing
1049creditor's obligation to sell under the contract is subject to
1050the following conditions:
1051     (a)  That no objection to the foreclosure amount is made
1052under s. 52.404.
1053     (b)  That no redemption of the collateral from the security
1054interest is made before the time of foreclosure.
1055     52.403  Notice of proposed negotiated sale.-If a
1056foreclosing creditor enters into a conditional contract of sale
1057as provided in s. 52.402, the foreclosing creditor shall give
1058notice of the proposed sale at least 30 days before the date of
1059the proposed sale to the persons specified in s. 52.203. The
1060notice of proposed sale must state:
1061     (1)  The date on or after which the foreclosing creditor
1062proposes to sell the collateral.
1063     (2)  The foreclosure amount, net of all expenses of
1064foreclosure and sale, that the foreclosing creditor offers to
1065credit against the secured debt and distribute to other persons
1066entitled thereto, which amount may be greater or less than the
1067selling price stated in the contract.
1068     (3)  That if the sale is completed, title to the collateral
1069will be transferred to the purchaser under the contract as of
1070the time of foreclosure and the stated foreclosure amount will
1071be applied as provided in s. 52.601.
1072     (4)  That the person receiving the notice may inspect a
1073copy of the contract of sale by communicating with an individual
1074who is or represents the foreclosing creditor and whose name,
1075address, and telephone number are given in the notice.
1076     (5)  That if a debtor or any other party whose interest in
1077the collateral is subordinate in priority to the foreclosing
1078creditor's security interest objects to the sale, the debtor or
1079interest holder may give the foreclosing creditor a notice so
1080stating, and if the notice is received by the foreclosing
1081creditor no later than 7 days before the date of the proposed
1082sale, the foreclosing creditor must discontinue the foreclosure
1083by negotiated sale unless the foreclosing creditor elects to
1084preserve that person's interest from termination by the
1085foreclosure or discharges the person's interest.
1086     52.404  Completion of sale.-
1087     (1)  A foreclosing creditor may complete the sale in
1088accordance with the contract of sale, subsection (2), and ss.
108952.405 and 52.406 unless the creditor receives a notice
1090objecting to the proposed foreclosure by negotiated sale 7 or
1091more days before the proposed date of sale from a person who
1092holds an interest in the real property collateral that is
1093subordinate in priority to the foreclosing creditor's security
1094interest.
1095     (2)  Upon compliance by the purchaser with a contract for
1096sale under this part, on or after the proposed date of sale, the
1097foreclosing creditor shall deliver to the purchaser or a nominee
1098designated by the purchaser a statutory warranty deed, a bill of
1099sale if applicable, and other documents necessary to consummate
1100the sale or that the parties agreed the foreclosing creditor
1101would supply. The foreclosing creditor shall also execute an
1102affidavit containing the following:
1103     (a)  Identification of the security instrument foreclosed,
1104including the official records book and page number or official
1105document number at which it was recorded, if any.
1106     (b)  Identification of the debtor.
1107     (c)  A sufficient description of the collateral and
1108identification of the official records book and page number, or
1109official document number at which the notice of foreclosure was
1110recorded.
1111     (d)  Identification of persons to whom notice of
1112foreclosure was given and the official records book and page
1113number, or official document number at which documents
1114reflecting their interests in the collateral are recorded, if
1115any.
1116     (e)  A statement as to which, if any, of the persons
1117identified pursuant to paragraph (d) were given notice under s.
111852.203(5) or s. 52.406(1)(a) preserving their interests from
1119termination by the foreclosure.
1120     (f)  A statement that the foreclosing creditor has complied
1121with all provisions of this chapter for a foreclosure by
1122negotiated sale.
1123     (g)  Identification of the person acquiring title to the
1124collateral by virtue of the foreclosure, and a statement that
1125title has passed to that person.
1126     52.405  Recording of affidavit and deed; application of
1127foreclosure amount.-On or after the date of delivery of the
1128deed, the affidavit, deed, and bill of sale, if any, required
1129under s. 52.404 must be recorded in public records of the county
1130or counties where the collateral is located. When the affidavit,
1131deed, and bill of sale, if any, are recorded, the deed and bill
1132of sale transfer title to the collateral to the contract
1133purchaser or a nominee designated by the contract purchaser as
1134provided in s. 52.602. The foreclosure amount stated in the
1135notice of proposed negotiated sale pursuant to s. 52.403(2) must
1136be applied as provided in s. 52.601 within 30 days after the
1137time of foreclosure.
1138     52.406  Notice of objection to sale.-
1139     (1)  If, 7 or more days before the proposed date of sale
1140under this part, a foreclosing creditor receives notice of
1141objection to the sale from any person who holds an interest in
1142the real property collateral subordinate in priority to the
1143foreclosing creditor's security interest, the foreclosing
1144creditor must:
1145     (a)  Discontinue the foreclosure pursuant to s. 52.701, in
1146which case the notice of objection has no further effect;
1147     (b)  Give notice, before the time of foreclosure, to the
1148person who made the objection that the person's interest in the
1149collateral will be preserved from termination by the
1150foreclosure. If the foreclosing creditor gives such notice:
1151     1.  The objection of the person to whom such notice is
1152given may be disregarded by the foreclosing creditor;
1153     2.  The foreclosure by negotiated sale may be completed;
1154     3.  The affidavit recorded under s. 52.405 must identify
1155that interest in the collateral of the person objecting as not
1156being terminated by the foreclosure; and
1157     4.  That person is entitled to none of the foreclosure
1158amount; or
1159     (c)  If the interest of the person who made the objection
1160is capable of being discharged for a liquidated sum of money,
1161tender that sum, or a lesser sum acceptable to the person whose
1162interest is being discharged, to the person and thereby
1163discharge the interest.
1164     (2)  If the foreclosing creditor makes a tender as provided
1165in paragraph (1)(c) and keeps the tender in effect, the person
1166to whom the tender is made must provide the foreclosing creditor
1167with a suitable document in recordable form evidencing that the
1168person's interest has been discharged.
1169     (3)  After expiration of the time for objection specified
1170in s. 52.404(1), a person to whom notice of foreclosure under s.
117152.203 and notice of proposed sale under s. 52.403 were sent may
1172not assert that the foreclosure amount was inadequate.
1173     Section 5.  Part V of chapter 52, Florida Statutes,
1174consisting of sections 52.501, 52.502, 52.503, 52.504, 52.505,
1175and 52.506, is created to read:
1176
PART V
1177
FORECLOSURE BY APPRAISAL
1178     52.501  Foreclosure by appraisal.-A secured creditor may
1179elect to foreclose by appraisal. A secured creditor that elects
1180to foreclose by appraisal shall comply with the requirements of
1181this part and parts I, II, and VI.
1182     52.502  Appraisal.-
1183     (1)  The foreclosing creditor shall obtain a written
1184appraisal of the collateral. The debtor and other persons in
1185possession of the real property collateral must provide
1186reasonable access to the real property to the appraiser. The
1187appraisal report shall state the appraiser's conclusion as to
1188the fair market value of the collateral as of a date not more
1189than 60 days before the date of foreclosure stated in the notice
1190of foreclosure.
1191     (2)  The appraisal must be made by an independent appraiser
1192certified by the Appraisal Institute who is not an employee or
1193affiliate of the foreclosing creditor.
1194     52.503  Notice of appraisal.-The foreclosing creditor shall
1195give notice of the appraisal at least 30 days before the
1196proposed date of the foreclosure to the persons specified in s.
119752.203. The notice of appraisal shall be accompanied by a copy
1198of the appraisal report and shall state:
1199     (1)  The date on or after which the foreclosing creditor
1200proposes to foreclose by appraisal.
1201     (2)  The foreclosure amount, net of all expenses of
1202foreclosure, that the foreclosing creditor offers to credit
1203against the secured obligation and to distribute to other
1204persons entitled thereto, which amount may be greater or less
1205than the appraised value of the collateral.
1206     (3)  That if the foreclosure by appraisal is completed,
1207title to the collateral will vest in the foreclosing creditor or
1208its nominee as of the time of foreclosure, and that the stated
1209foreclosure amount will be applied as provided in s. 52.601.
1210     (4)  That the person receiving the notice may obtain
1211further information concerning the foreclosure and the appraisal
1212by communicating with an individual who is or represents the
1213foreclosing creditor and whose name, address, and telephone
1214number are given in the notice.
1215     (5)  That if a debtor or interest holder whose interest in
1216the collateral is subordinate in priority to the foreclosing
1217creditor's security interest objects to the foreclosure by
1218appraisal, the debtor or interest holder may give the
1219foreclosing creditor a notice so stating, and if the notice is
1220received by the foreclosing creditor no later than 7 days before
1221the date of the proposed sale, the foreclosing creditor must
1222discontinue the foreclosure by appraisal unless the foreclosing
1223creditor elects to preserve that person's interest from
1224termination by the foreclosure or discharges the person's
1225interest.
1226     52.504  Completion of foreclosure by appraisal.-
1227     (1)  A foreclosing creditor may complete the foreclosure as
1228provided in subsection (2) and ss. 52.505 and 52.506 unless the
1229creditor receives a notice objecting to the proposed foreclosure
1230by negotiated sale 7 or more days before the proposed date of
1231sale from a person who holds an interest in the real property
1232collateral that is subordinate in priority to the foreclosing
1233creditor's security interest.
1234     (2)  On or after the proposed date of sale, the foreclosing
1235creditor shall also execute an affidavit containing the
1236following:
1237     (a)  Identification of the security instrument foreclosed,
1238including the official records book and page number, or official
1239document number at which it was recorded, if any.
1240     (b)  Identification of the debtor.
1241     (c)  A sufficient description of the collateral and
1242identification of the official records book and page number, or
1243official document number at which the notice of foreclosure was
1244recorded.
1245     (d)  Identification of persons to whom notice of
1246foreclosure was given and the official records book and page
1247number, or official document number at which documents
1248reflecting their interests in the collateral are recorded, if
1249any.
1250     (e)  A statement as to which, if any, of the persons
1251identified pursuant to paragraph (d) were given notice under s.
125252.203(5) or s. 52.506(1)(a) preserving their interests from
1253termination by the foreclosure.
1254     (f)  A statement that the foreclosing creditor has complied
1255with all provisions of this chapter for a foreclosure by
1256appraisal.
1257     (g)  Identification of the person acquiring title to the
1258collateral by virtue of the foreclosure, and a statement that
1259title has passed to that person.
1260     52.505  Recording of affidavit; application of foreclosure
1261amount.-On or after the proposed date of foreclosure, the
1262affidavit required by s. 52.504 must be recorded in the public
1263records of the county or counties in which the collateral is
1264located. When recorded, the affidavit transfers title to the
1265collateral to the foreclosing creditor or its nominee as
1266provided in s. 52.602. The foreclosure amount stated in the
1267notice of appraisal pursuant to s. 52.503(2) must be applied as
1268provided in s. 52.601 within 30 days after the time of
1269foreclosure.
1270     52.506  Notice of objection to foreclosure.-
1271     (1)  If, 7 or more days before the proposed date of
1272foreclosure under this part, a foreclosing creditor receives
1273notice of objection to the foreclosure from any person who holds
1274an interest in the real property collateral subordinate in
1275priority to the foreclosing creditor's security interest, the
1276foreclosing creditor must:
1277     (a)  Discontinue the foreclosure pursuant to s. 52.701, in
1278which case the notice of objection has no further effect;
1279     (b)  Give notice, before the time of foreclosure, to the
1280person who made the objection that the person's interest in the
1281collateral will be preserved from termination by the
1282foreclosure. If the foreclosing creditor gives such notice:
1283     1.  The objection of the person to whom such notice is
1284given may be disregarded by the foreclosing creditor;
1285     2.  The foreclosure by appraisal maybe completed;
1286     3.  The affidavit recorded under s. 52.505 must identify
1287that interest in the collateral of the person objecting as not
1288being terminated by the foreclosure; and
1289     4.  That person is entitled to none of the foreclosure
1290amount; or
1291     (c)  If the interest of the person who made the objection
1292is capable of being discharged for a liquidated sum of money,
1293tender that sum to the person and thereby discharge the
1294interest.
1295     (2)  If the foreclosing creditor makes a tender as provided
1296in subsection (1)(c) and keeps the tender in effect, the person
1297to whom the tender is made must provide the foreclosing creditor
1298with a suitable document in recordable form evidencing that the
1299person's interest has been discharged.
1300     (3)  After expiration of the time for objection specified
1301in s. 52.504(1), a person to whom notice of foreclosure under s.
130252.203 and notice of appraisal under s. 52.503 were sent may not
1303assert that the foreclosure amount was inadequate.
1304     Section 6.  Part VI of chapter 52, Florida Statutes,
1305consisting of sections 52.601, 52.602, 52.603, 52.604, 52.605,
130652.606, and 52.607, is created to read:
1307
PART VI
1308
RIGHTS AFTER FORECLOSURE
1309     52.601  Application of proceeds of foreclosure.-
1310     (1)  The foreclosing creditor shall apply the proceeds of
1311foreclosure and any investment earnings thereon in the following
1312order:
1313     (a)  To pay or reimburse the expenses of foreclosure in the
1314case of a foreclosure by auction.
1315     (b)  To pay the obligation secured by the foreclosed
1316security instrument.
1317     (c)  To pay, in the order of their priority, the amounts of
1318all liens and other interests of record terminated by the
1319foreclosure.
1320     (d)  To the interest holder who owned the collateral at the
1321time of foreclosure.
1322     (2)  If the foreclosing creditor, in applying the proceeds
1323of the sale, acts in good faith and without actual knowledge of
1324the invalidity or lack of priority of the claim of a person to
1325whom distribution is made, the foreclosing creditor is not
1326liable for an erroneous distribution. The foreclosing creditor
1327may maintain an action in the nature of interpleader, in a court
1328of competent jurisdiction sitting in a county in which some part
1329of the real estate collateral is located, for an order directing
1330the order of distribution of the proceeds of the sale.
1331     52.602  Title transferred by foreclosure.-A foreclosure
1332under this chapter transfers the debtor's title to the
1333collateral to the successful bidder under part III, the contract
1334purchaser under part IV, or the foreclosing creditor under part
1335V, subject only to interests in the collateral having priority
1336over the security interest foreclosed and the interests of
1337persons entitled to notice under s. 52.202(3) who were not given
1338notice of the foreclosure or whose interests were preserved from
1339foreclosure by notice issued under s. 52.203(5), s.
134052.406(1)(b), or s. 52.506(1)(b). The interests of all of other
1341persons in the collateral are terminated.
1342     52.603  Action for damages or to set aside foreclosure.-
1343     (1)  Subject to subsection (3), after the time of
1344foreclosure an aggrieved person may commence a proceeding in a
1345court of competent jurisdiction seeking the following relief:
1346     (a)  Damages against a foreclosing creditor for any
1347violation of this chapter or an applicable law or principle of
1348equity in the conduct of the foreclosure; or
1349     (b)  That the foreclosure be set aside to correct a
1350violation of this chapter or to satisfy an applicable law or
1351principle of equity.
1352     (2)  Recording of the deed and affidavit pursuant to s.
135352.312, the deed and affidavit pursuant to s. 52.405, or the
1354affidavit pursuant to s. 52.505 conclusively establishes
1355compliance with all applicable notice and procedural
1356requirements of this chapter in favor of good faith purchasers
1357for value of the collateral. If the title derived from
1358foreclosure is not held by a good faith purchaser for value, a
1359person attacking the foreclosure on grounds of noncompliance
1360with the notice or procedural requirements of this chapter has
1361the burden of production and persuasion.
1362     (3)  An action may not be commenced:
1363     (a)  For damages for violation of this chapter, more than 3
1364years after the time of foreclosure; or
1365     (b)  For an order to set aside a foreclosure conducted
1366under this chapter, more than 1 year after the time of
1367foreclosure.
1368     52.604  Possession after foreclosure.-A person that
1369acquires an interest in real property by foreclosure under this
1370chapter may obtain a writ of possession from the clerk of the
1371court of the county in which any part of the collateral is
1372located, or commence an action for ejectment under chapter 66 or
1373for unlawful detainer under chapter 82 to gain possession of the
1374real property against any person whose interest in the real
1375property was terminated by the foreclosure.
1376     52.605  Judgment for deficiency.-
1377     (1)  Except as provided in subsection (2), after the time
1378of foreclosure, the foreclosing creditor and any other person
1379whose security interest in the collateral was terminated by a
1380foreclosure under this chapter is entitled to pursue in court a
1381money judgment against any person liable for a deficiency.
1382     (2)  A debtor is not liable to a foreclosing creditor for a
1383deficiency after a foreclosure under this chapter unless the
1384debtor is found by the court not to have acted in good faith.
1385     (3)  For purposes of this section, the term "acted in good
1386faith" means the debtor:
1387     (a)  Peaceably vacated the real estate collateral and
1388relinquished any personal property collateral within 10 days
1389after the time of foreclosure and the giving of a notice
1390demanding possession by the person entitled to possession by
1391virtue of the foreclosure.
1392     (b)  Did not commit significant affirmative waste upon the
1393collateral and leave such waste uncured at the time possession
1394was relinquished to the person entitled to possession by virtue
1395of the foreclosure.
1396     (c)  Did not significantly contaminate the collateral with
1397hazardous materials and leave the contamination uncured at the
1398time possession was relinquished to the person entitled to
1399possession by virtue of the foreclosure.
1400     (d)  Did not commit fraud against the foreclosing creditor.
1401     (e)  Did not engage in criminal activity on the secured
1402real estate collateral that significantly reduced its value at
1403the time possession was relinquished to the person entitled to
1404possession by virtue of the foreclosure.
1405     (f)  Did not permit significant uncured damage to be done
1406to the collateral by other persons or natural causes as a result
1407of the debtor's failure to take reasonable precautions against
1408the damage.
1409     (g)  Provided reasonable access to the collateral for
1410inspection by the foreclosing creditor and prospective
1411purchasers after the initial notice of foreclosure was sent.
1412     (4)  The burden of proof as to the absence of good faith on
1413the part of a debtor is on the person seeking a deficiency
1414judgment against the debtor. The absence of good faith by one
1415debtor does not make any other debtor liable for a deficiency.
1416     (5)  If liability of a debtor for a deficiency is barred by
1417paragraph (2), liability of a guarantor of the debtor's
1418obligation is also barred.
1419     (6)  This section does not prohibit recovery of a
1420deficiency by a person other than the foreclosing creditor.
1421     52.606  Determining amount of deficiency.-
1422     (1)  Subject to subsection (2), the deficiency to which a
1423foreclosing creditor is entitled after a foreclosure under this
1424chapter is the balance remaining, if any, after subtracting the
1425foreclosure amount as determined under s. 52.311, s. 52.403, or
1426s. 52.503, as applicable, from the balance owing on the secured
1427obligation, including principal, interest, legally recoverable
1428fees and charges and, in the case of a foreclosure by auction,
1429the expenses of foreclosure.
1430     (2)  In an action for a deficiency brought by the
1431foreclosing creditor following a foreclosure by auction, a
1432person against whom the action is filed may petition a court of
1433competent jurisdiction for a determination of the fair market
1434value of the collateral at the time of foreclosure. After a
1435hearing at which all interested parties may present evidence of
1436fair market value, the court shall determine the fair market
1437value of the collateral as of the time of foreclosure. The
1438determination must be made by the court without a jury. If the
1439court determines that 90 percent of the fair market value of the
1440collateral was greater than the bid accepted at the foreclosure
1441sale, 90 percent of the fair market value must be substituted
1442for the foreclosure amount in making the calculations required
1443by subsection (1) with respect to all parties against whom a
1444judgment for a deficiency is entered.
1445     52.607  Effect of good faith by debtor.-If a debtor acted
1446in good faith in the foreclosure as provided in s. 52.605(3),
1447the debtor shall not be considered to have been in default under
1448the note or security instrument and the foreclosing creditor
1449shall use its best efforts thereafter to report to credit
1450bureaus the fact that the debtor, having acted in good faith, is
1451deemed not to be in default under Florida Law. This section does
1452not invalidate any foreclosure pursuant to this chapter or any
1453judgment in a case related to this chapter. This section does
1454not affect the title or insurability of title to real property
1455or personal property.
1456     Section 7.  Part VII of chapter 52, Florida Statutes,
1457consisting of section 52.701, is created to read:
1458
PART VII
1459
DISCONTINUATION OF FORECLOSURE
1460     52.701  Discontinuation of foreclosure.-
1461     (1)  A foreclosing creditor may elect to discontinue
1462foreclosure at any time before:
1463     (a)  The completion of the auction in the case of a
1464foreclosure by auction; or
1465     (b)  The time of foreclosure, in the case of a foreclosure
1466by negotiated sale or by appraisal.
1467     (2)  To discontinue foreclosure, the foreclosing creditor
1468shall give notice to the persons to whom notice of foreclosure
1469was required to be given under s. 52.203(2), advising them that
1470the foreclosure has been discontinued and whether the
1471foreclosing creditor will:
1472     (a)  Pursue another foreclosure by the same method;
1473     (b)  Continue to foreclose by another method under this
1474chapter pursuant to a notice of foreclosure previously given;
1475     (c)  Commence foreclosure by a different method authorized
1476by this chapter pursuant to a new notice of foreclosure;
1477     (d)  Commence foreclose by judicial proceeding, provided no
1478deficiency judgment may be obtained against any debtor receiving
1479notice of a foreclosing creditor's notice of foreclosure
1480pursuant to this chapter; or
1481     (e)  Abandon foreclosure.
1482     (3)  If a notice sent by a foreclosing creditor under this
1483section includes all elements required for a notice of
1484foreclosure under ss. 52.203 and 52.204, no additional notice of
1485foreclosure is necessary to pursue a further foreclosure under
1486this chapter.
1487     Section 8.  Part VIII of chapter 52, Florida Statutes,
1488consisting of sections 52.801 and 52.802, is created to read:
1489
PART VIII
1490
MISCELLANEOUS
1491     52.801  Uniformity of application and construction.-In
1492applying and construing this chapter, consideration must be
1493given to the need to promote uniformity of the law with respect
1494to its subject matter among states that enact its provisions.
1495     52.802  Relation to Electronic Signatures in Global and
1496National Commerce Act.-This chapter modifies, limits, and
1497supersedes the federal Electronic Signatures in Global and
1498National Commerce Act, 15 U.S.C. ss. 7001 et seq., except that
1499nothing in this chapter modifies, limits, or supersedes 15
1500U.S.C. s. 7001(c) or authorizes electronic delivery of any of
1501the notices described in 15 U.S.C. s. 7003(b).
1502     Section 9.  This act shall take effect July 1, 2010.


CODING: Words stricken are deletions; words underlined are additions.