Manhattan Real Estate: Q&A: What is an Aztec Recognition Agreement?

By
Real Estate Agent with The Corcoran Group
http://actvra.in/Rjm

A: The Aztec Recognition Agreement (sometimes spelled Aztech) is a three-party contract between the borrower, lender, and coop. It is a form that must be signed by the borrower, lender and the coop.

(The form gets its name from the company that produces it)

It is the document that the bank draws up to give its lien the first priority over the co-op's lien in case the shareholder defaults. Also, the co-op corporation promises to notify the lender if the owner fails to pay maintenance or other fees to the co-op.

The co-op corporation is prohibited from permitting additional financing or canceling the shares/lease without the lender’s permission. This protects the security interest of the lender. The co-op, on the other hand, is given a superior lien on the equity. In the event of a default, a co-op’s lien is automatically prioritized over that of the lender. Only a few lenders will do HELO's in coops since they will be third lien.

Procedures for the lender and co-op to take in the event of a default are also established. The co-op agrees to inform the lender if the shareholders monthly maintenance payments fall into arrears (3 months). This functions as an early warning system of a borrower’s financial difficulty to the lender. In return, the lender agrees to make payments on behalf of the delinquent shareholder/borrower in order to prevent the co-op from foreclosing.

The lender also recognizes the co-op board’s right to review the transfer of shares in the event of a foreclosure.

The terms of the Recognition Agreement must be mutually agreed upon by the co-op and lender before a loan can close. Some co-ops require the use of their own recognition agreement and will not accept the lender’s version.

As part of this agreement the mortgage holder will pay maintenance and repossess the apartment. If shareholders don't pay their maintenance, the mortgage lender will pay after a while.

A co-op foreclosure has to be initiated by the co-op board. Because co-op units are not considered real property, co-op foreclosures do not have to go through the court, and instead will go to auction.

The coop building is safe financially (as opposed to condos with owners in arrears) as long as shareholder/owners have a mortgage. The Aztech protects the coop. For this reason many coops prefer purchaser's to have a mortgage (even a small mortgage) with assets left over rather than an all cash purchase.

 

courtesy of:

Mitchell Hall, Associate Broker, The Corcoran Group

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Re-Blogged 1 time:

Re-Blogged By Re-Blogged At
  1. Gail Robinson 01/27/2011 10:49 AM
Topic:
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Location:
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Show All Comments
Rainer
155,036
Muhammad Mushtaq
S.B&A Realty Group, Inc. - Fall River, MA
Broker/Realtor

Good post for anyone working in the coop and/or timeshare business.

January 26, 2011 09:55 AM #1
Rainmaker
150,883
Aaron Seekford
Arlington Realty, Inc. - Arlington, VA
Arlington VA Homes 703-836-6116

I thought it was an agreement made with an ancient Mexican tribe. Glad I know the true meaning now...

January 26, 2011 10:08 AM #2
Rainmaker
508,310
Mitchell J Hall
The Corcoran Group - Manhattan, NY
Lic Associate RE Broker - Manhattan, NYC

SB&A , Thanks

Aaron, LOL. Everyone thinks that.

January 26, 2011 10:22 AM #3
Rainmaker
714,460
Jackie Connelly-Fornuff
Long Island NY Real Estate Agent - Lindenhurst, NY
Century 21 AA Lindenhurst NY

Hi Mitchell, I'm well-versed when it comes to co-ops. A lot of the developments here have high income requirements. You rarely see a short sale or foreclosure for co-ops in these parts. But, it's always good to have protection in place.

January 26, 2011 12:22 PM #4
Rainmaker
508,310
Mitchell J Hall
The Corcoran Group - Manhattan, NY
Lic Associate RE Broker - Manhattan, NYC

Hi Jackie, Some of the most sought-after buildings in Manhattan are coops. They have very tough requirements. The most prestigious coops on Fifth Avenue, Park Avenue and Central Park West only allow 50% financing plus high income and high-net worth.  We have very few short sales and foreclosures in Manhattan but the few are usually in condos and rarely coops.

January 26, 2011 12:47 PM #5
Rainmaker
123,362
Karen Pannell
Real Living / Home Realty - Owensboro, KY
Owensboro KY Real Estate -270-903-2167 Homes, Cond

What a great post.  We do not have coops here in Owensboro, KY, and I always wondered how this worked.  Tnanks for the great info!  Blessings to you for 2011!

January 26, 2011 05:30 PM #6
Rainmaker
238,453
David Ames
Zephyr Real Estate, San Francisco - San Francisco, CA
San Francisco

Hey Mitchell...what an excellent explanation of the general loan agreements and processes within some of these co-ops.  I have yet to sell  one here in SF.  Then again, there really are only a "handful" of them here in comparison to Manhattan.  I learned something today.  ;-)

January 26, 2011 06:55 PM #7
Rainmaker
508,310
Mitchell J Hall
The Corcoran Group - Manhattan, NY
Lic Associate RE Broker - Manhattan, NYC

Hi Karen, Thank you and Blessings to you to for 2011.

Hi David, Thanks, you learn something new everyday in the rain lol.

January 26, 2011 11:50 PM #8
Rainmaker
805,973
Gail Robinson
William Raveis Real Estate - Southport, CT
REALTOR, GRI, e-PRO, Fairfield County, CT

Mitchell, Saw your comment on Lenn's blog and thought I'd take a look at your post.  Thank you for this clear explanation of the Aztech agreement.  We have one co-op complex in my market area.  I'll reblog this.

January 27, 2011 10:45 AM #9
Rainmaker
508,310
Mitchell J Hall
The Corcoran Group - Manhattan, NY
Lic Associate RE Broker - Manhattan, NYC

Hi Gail, Thanks for stopping by and for the re-blog. Coops are a unique form of home ownership.

January 27, 2011 06:24 PM #10
Rainmaker
583,911
David Popoff
DMK Real Estate & Property Mgmt - Darien, CT
Realtor & Property Manager, Fairfield County, Ct.

See that, you do learn something new everyday, esp. on ActiveRain. ~ Thanks

April 16, 2011 12:27 PM #11
Rainer
40,535
Daniel Zettler, Esq. - Barnstable Mortgage Grp
Barnstable Mortgage Group NMLS 49104 - Allendale, NJ

great info. thanks!

February 27, 2013 09:57 AM #12
Rainmaker
151,355
Property Management Broward County
Florida Management and Consulting Group, Inc. - Coral Springs, FL

Very informative. It seems like co-ops are very popular in the NYC area.

February 20, 2014 02:22 PM #13
Show All Comments
Rainmaker
508,310

Mitchell J Hall

Lic Associate RE Broker - Manhattan, NYC
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