Selling Guide

Published October 2, 2019

Electronic Submission via Loan Delivery

Loan data for all mortgages must be electronically transmitted to Fannie Mae using Loan Delivery. Loan Delivery is a Web-based application that allows lenders to deliver whole loans for purchase and MBS loans for securitization to Fannie Mae. Lenders can import loan and pool data, perform edits to facilitate error-free delivery, transfer loans between commitments (or pools), track the status of loan deliveries, generate reports, and export loan and pool data back to the lender’s organization.

Loan Delivery Application Resources

For information regarding the Uniform Loan Delivery Dataset (ULDD) and the data delivery requirements, access the ULDD page on Fannie Mae’s website. The ULDD Implementation Guide, Fannie Mae Appendix D - Fannie Mae XML Data Reference, provides a listing of the ULDD required and conditionally required data fields, as well as field definitions and implementation notes. For additional guidance on ULDD, refer to the following resources available on the ULDD page:

  • ULDD Quick Guides,

  • ULDD Frequently Asked Questions, and

  • ULDD Updates.

Resources specific to the Loan Delivery application that support the delivery of the ULDD data can be found on the Loan Delivery page on Fannie Mae’s website. This page includes links to various resources, including:

Required Data Elements and Post-Purchase Delivery of Additional Data Elements

The lender must provide information about certain borrower and property characteristics as part of the loan delivery data. Although lenders must provide all data at the time of initial loan delivery, corrected data must be provided by the lender as soon as possible after initial delivery using Fannie Mae's Additional Data Elements (ADE) application.

Special Feature Codes

Lenders must include specific special feature code(s) (investor feature identifier) as part of the delivery data when delivering certain mortgage loans. Fannie Mae auto-derives certain special feature codes based on other data submitted in the delivery data. Auto-derived special feature codes are not required to be included in the lender’s delivery data. For a list of special feature codes, including those that are auto-derived, see Special Feature Codes.

If a lender fails to identify or incorrectly identifies on a consistent basis any applicable special feature code(s) when it submits loans requiring these codes in fulfillment of a whole loan commitment or for inclusion in an MBS pool, Fannie Mae may impose a compensatory fee. The amount of the fee will be based on:

  • the lender’s overall performance,

  • the lender’s explanation for its failure to comply,

  • previous instances of noncompliance,

  • the amount of any previous compensatory fee, and

  • any other factors Fannie Mae deems relevant.

For additional information about delivery of special feature codes, see the Special Feature Code section of the Loan Delivery/ULDD Job Aids.

Documentation Requirements

Documentation requirements will differ based on the type of loans being delivered to Fannie Mae. For details, see C2-2-01, General Requirements for Good Delivery of Whole Loans, C2-2-02, Documentation Requirements for Whole Loan Deliveries, and C3-7-04, Delivering MBS Pool Data and Documents, respectively.

See the Fannie Mae Requirements for Document Custodians (RDC guide) for document delivery and certification requirements.

Delivery of the Fannie Mae Loan Number to the Document Custodian

The lender is responsible for ensuring that the document custodian receives, within 30 days of loan certification, the Fannie Mae loan number for every mortgage loan for which the document custodian provides custodial services. The lender must respond within three business days to any request from the document custodian to provide the Fannie Mae loan number following the certification of the related mortgage loan.

Additional Required Electronic Submissions

Appraisal Data

Lenders are required to electronically submit certain appraisal reports through the UCDP prior to the delivery of the loan. See B4-1.1-06, Uniform Appraisal Dataset (UAD) and the Uniform Collateral Data Portal (UCDP)for details on these requirements.

Uniform Closing Dataset (UCD)

The UCD is a common industry dataset that allows information on the Closing Disclosure to be transmitted electronically to Fannie Mae. Lenders are required to electronically submit a UCD XML file of the loan to Fannie Mae and receive a “Successful” status from the UCD collection solution prior to the delivery of the loan. The UCD XML file must contain the borrower data and the PDF of the borrower Closing Disclosure. Lenders are required to submit the UCD XML file for all conventional loans, regardless of whether the TILA/Regulation Z Rule requires the Closing Disclosure, including non-owner-occupied property loans.

For additional information on the UCD data requirements, refer to the UCD Delivery Specification.

Related Announcements

The table below provides references to the Announcements that have been issued that are related to this topic.

Announcements Issue Date
Announcement SEL-2018-09 December 04, 2018
Announcement SEL-2018-03 April 03, 2018
Announcement SEL-2017-08 September 26, 2017
Announcement SEL-2015–07 June 30, 2015
Announcement SEL-2012–06 June 26, 2012
Announcement SEL-2011–11 October 25, 2011
Announcement SEL-2011–06 July 26, 2011
Announcement SEL-2011–05 June 28, 2011
Announcement 08-37 December 19, 2008