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Theresa’s professional experience spans over 39 years in the mortgage banking industry, primarily in Compliance, Compliance Training, Government Insurance, Guaranty implementation, Operations, Underwriting, Closing, Post-Closing Management, Secondary Marketing, and Quality Control. Theresa’s primary strength is a well-rounded knowledge of compliance requirements for Broker, Correspondent, and Wholesale lending operations. ▪ Subject Matter Expert (SME): Served as an SME on Federal mortgage lending regulations (TRID, TILA, RESPA, ECOA, BSA/AML, HMDA, Community Reinvestment Act (CRA), Fair Lending, Mortgage Acts and Practices-Advertising, and state-specific rules and regulations, including SAFE Act, High-Cost limits, Advertising, and Privacy). ▪ Technical Communications: Created a monthly compendium of federal and state regulatory updates with impact analyses for 500 + staff in loan origination/processing, operations, capital markets, and underwriting. ▪ Regulatory Inquiries: Improved SLA compliance from 48% to 98% by triaging and reviewing up to 30 inquiries from loan originators per day with timely and accurate responses across all U.S. time zones and loan operating systems. ▪ Training Development: Developed and provided training for groups of up to 200 people on TRID, TILA, RESPA, ECOA, BSA/AML, HMDA, Fair Lending, and state-specific lending requirements. Improved staff and client compliance knowledge retention by 90%. ▪ Audit Readiness: Conducted root cause analysis to identify compliance gaps and resolve system/user errors, collaborating with IT and operations to improve audit results and avoid penalties. ▪ Cross-Functional Alignment: Reviewed up to 250 disclosures and marketing materials per month, reducing compliance review time by 30%. ▪ Policy Development: Authored corporate compliance policies and revised internal procedures to reflect evolving state and federal regulatory requirements in support of senior leadership tasked with operationalizing new requirements. ▪ Audit Simulation: Conducted annual mock CFPB examinations, BSA/AML, HMDA data validation audits, and compliance testing – reviewing marketing materials, disclosures, and loan documentation – to identify and remedy risks prior to regulatory audits. ▪ Client Executive Consultation: Advised C-suite executives on regulatory strategy, risk mitigation, and responses to federal, state, and agency exams. ▪ Marketing Compliance: Reviewed up to 200 digital and print marketing campaigns monthly – including social media, webinars, and flyers – to ensure compliance with advertising and consumer protection laws. ▪ Client Retention: Kept client renewal rates over 95% by solving issues quickly and building strong relationships, staying a trusted contact even after contracts ended. ▪ Quality Control – Performed post-closing quality control and due diligence reviews for over 20 lenders and hedge fund bulk loan purchasers. ▪ High-Stakes Loan Remediation: Resolved over 5,000 FHA loans at risk of non-insurability (totaling $1.25B in potential exposure) by auditing and correcting documentation to meet federal insuring standards. ▪ Loan Process Optimization: Introduced scalable processes for document retrieval, loan validation, and government insuring/guaranty submissions, reducing delays that hindered loan sales and caused investor penalties. ▪ Agency Collaboration: Served as a subject matter expert (SME) to FHA, VA, and state real estate departments by interpreting rapidly changing requirements and shaping lender compliance practices. ▪ Crisis Management: Coordinated and managed cross-functional teams to support lenders affected by warehouse bank takeovers, helping protect client liquidity and investor relationships. ▪ Business Growth and Strategy: Managed staffing, budgets, and bi-coastal operations to adapt services to market changes and keep the firm competitive through industry shifts.