ĐĎॹá>ţ˙ ˝żţ˙˙˙ťź˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙˙ěĽÁ7 đżVhbjbjUU "7|7|Vd˙˙˙˙˙˙lćććććććú29292929 >9źúľJ>::::::::4J6J6J6J6J6J6J$óK NZZJć:::::ZJœIćć::oJœIœIœI:^ć:ć:4JœI:4JœI˜œI4Jćć4J:ú9 Ć3¤ÝÇú8829d=. 4J4J…J0ľJ4JmN’I mN4JœIúúććććŮ U.S. Department of Housing and Urban Development H O U S I N G Special Attention of: All Directors, Office of Housing Notice H 91-23 (HUD) All Field Office Managers All Directors, Housing Management Issued: 3/11/91 Division Expires: 3/31/92 All Chiefs, Loan Management Branch All Supervisory Single Family Loan Cross References: Specialists Subject: Claims Without Conveyance of Title (CWCOT) Deficiency Judgment Bidding and Reimbursement Procedures Attached are the CWCOT procedures which are to be followed when a mortgagee has been either requested, required, or approved to pursue a deficiency judgment on behalf of the Department. The procedures have been set up in handbook form to ease the transition to a future handbook. If Field Offices have any questions regarding these procedures, please consult with your Regional Coordinator. Regional Offices may contact the Headquarters Single Family Servicing Division, Insured Servicing Branch if further guidance is needed. Very sincerely yours, ______________________________________ Arthur J. Hill Acting Assistant Secretary for Housing-Federal Housing Commissioner Attachment ___________________________________________________________________________ HSISI : Distribution: W-3-1,W-2(H)(OGC)(Z),W-3(A)(H)(ZAOO),W-4(H),R-l,R-2, R-3,R-3-1(H)(RC),R-3-2,R-3-3,R-6,R-6-1,R-6-2,R-7, R-7-1,R-7-2,R-8,R-8-1 HUD 21B(3-80) Previous Editions are Obsolete GPO 871 902 _____________________________________________________________________ CHAPTER__. CLAIMS WITHOUT CONVEYANCE of TITLE (CWCOT) : Deficiency Judgment Bidding and Reimbursement Procedures 1-1 GENERAL A. The Claims Without Conveyance of Title (CWCOT) procedure shall be used only when a decision has been made by HUD to pursue a deficiency judgment (and potentially may apply to other case-by-case determinations by HUD that make use of the CWCOT procedure desirable). B. These instructions are general in nature and do not address themselves to particular State legal requirements. They should be implemented to the greatest degree possible within the confines of applicable State law. C. The procedure is applicable to all Single Family FHA-insured mortgages for which a conditional commitment to insure was issued, or, under the Direct Endorsement program, where the property appraisal report was signed by the mortgagee's underwriter, on or after November 30, 1983. D. USE OF THE CWCOT PROCEDURE WILL BE SPECIFICALLY DIRECTED OR AUTHORIZED BY THE LOCAL HUD OFFICE. 1-2 Time Line for Use of CWCOT (See Appendix 1) A. Mortgagee can decline use of the CWCOT procedure on mortgages insured prior to November 30, 1983. B. Mortgagee can decline to pursue a deficiency judgment, when such action is requested by HUD, on mortgages insured before March 28, 1988, but the mortgagee can be required to use CWCOT which will allow HUD to pursue the deficiency judgment directly. (See section C below.) C. HUD can require a mortgagee to use the CWCOT procedure on all mortgages insured after November 30, 1983. (24 CFR 203.368). 1-1 12/90 _____________________________________________________________________ D. A mortgagee can decline to pursue a deficiency judgment, even when a deficiency judgment action is requested by HUD on loans insured before March 28, 1988. Also, a mortgagee may request approval to pursue a deficiency judgment on any mortgage including those insured before November 30,1983, where it deems such action appropriate, based upon an individual case determination and under applicable HUD criteria. If HUD approval is granted, the mortgagee shall use the CWCOT procedure and subsequently may file a claim under this provision. E. Mortgagee must pursue a deficiency judgment and use the CWCOT procedure if HUD requires on mortgages that date after March 28, 1988. 1-3 Mortgagee Responsibility A. Where HUD has directed or authorized a mortgagee to use the CWCOT procedure, the mortgagee must: 1. Estimate the foreclosure sale date. 2. Prepare the Form HUD-91022, Mortgagee Notice of Foreclosure Sale, Part A (see Appendix 2), 45 days prior to the estimated foreclosure sale date. 3. Handcarry or mail the HUD-91022 to the local HUD Office, Single Family (SF) Loan Management Branch 45 days prior to the estimated foreclosure sale date and label the envelope "CWCOT/Deficiency Judgment/Foreclosure Sale". 4. Confirm the actual date of the foreclosure sale by furnishing a copy of the legal Notice of Sale or other notification of the actual foreclosure sale date to the local HUD Office SF Loan Management Branch on or before the date of publication, posting, or other standard legal notice, inserting at the top of the notice the following data: a. "Deficiency Judgment Case", b. the Mortgagee Loan Number, c. the FHA Case number, and d. the Mortgagor's Name. 12/90 1-2 _____________________________________________________________________ B. When completing the HUD-91022, the mortgagee must: 1. Call the Valuation Branch, Assignment Clerk, in the local HUD Office which has jurisdiction over the property to obtain the name of a fee appraiser or HUD staff person, if one is available, to perform the appraisal. 2. Insert in Part A, Block 14 of the Form HUD-91022: a. the name of the appraiser who was assigned from the panel of HUD fee appraisers or, b. "HUD Staff", if HUD staff is performing the appraisal. C. If the foreclosure sale date occurs sooner than estimated, the mortgagee must send the HUD-91022 and the legal Notice of Sale notification to the HUD Office SF Loan Management Branch immediately. NOTE: The HUD Office must monitor the CWCOT procedure closely to assure that the bid amount is provided to the mortgagee in time for the sale or that instructions are provided to the mortgagee to reschedule the foreclosure sale, if necessary. D. The mortgagee shall forward a completed Application for Property Appraisal and Commitment, Form-92800 package including a Uniform Residential Appraisal Report (URAR) to the appraiser or to the HUD Valuation Branch if a HUD staff person is to perform the appraisal (URAR is not required for HUD staff). E. The mortgagee shall advise the local HUD Office immediately should the mortgagor reinstate the mortgage after foreclosure has been instituted, and cancel the appraisal if it has not been completed. NOTE: In areas where a pre-foreclosure appraisal must be made by an independent appraiser, such as one employed by the Sheriff's Office, the mortgagee shall submit that appraisal, if it is obtainable, along with the HUD-91022 in lieu of requesting a HUD-approved fee appraiser. 1-3 12/90 _____________________________________________________________________ 1-4 Field Office Responsibility. The Single Family (SF) Loan Management, Valuation and Property Disposition Branches must coordinate the CWCOT process. The entire process must be handled expeditiously due to the limited time frames involved in completing the process. A. Valuation Branch. The Valuation Branch shall: 1. Provide the mortgagee, by telephone, with the name of a fee appraiser assigned from the CHUMS System of approved fee appraisers, or inform the mortgagee of the name of the HUD staff person, if available, who will perform the appraisal. 2. Log in and date stamp the appraisal report upon receipt. 3. Review the appraisal report in accordance with standard review procedures. 4. Handcarry the appraisal report to the SF Loan Management Branch immediately upon completion of the review. a. The appraisal or estimate of value of the property shall be valid for four (4) months. b. The mortgagee shall follow the same process if an updated appraisal is required. 5. Cancel the appraisal request in CHUMS upon notification from the SF Loan Management Branch, if the mortgage is reinstated and confirm same via memorandum or note to the SF Loan Management Branch. This will stop the CWCOT process. If the appraisal has been completed, the mortgagee may charge this expense to the mortgagor. B. Property Disposition (PD) Branch. 1. The PD Branch must provide the SF Loan Management Branch the monthly Acquired Home Property Report, No. 6337, at six month intervals (April 30 and October 31 reports). The 6337 Report contains the 12-month average capitalized expenses experienced on PD properties and the percent of sales price for 12/90 1-4 _____________________________________________________________________ properties in the jurisdiction of each area office, which shall be used to calculate the Commissioner's Adjusted Fair Market Value (CAFMV), which shall be explained in paragraph 1-5 below. 2. The PD Branch shall not advertise properties processed through CWCOT resulting from the decision to pursue a deficiency judgment. C. Single Family (SF) Loan Management Branch. 1. The SF Loan Management Branch receives and processes the HUD-91022, Notice of Foreclosure Sale form. Upon receipt of the form, the processor shall: a. log in the form (see Appendix 3, Sample Log form). The log can be computerized to assist in report preparation; and b. contact the mortgagee concerning any questions about the form. 2. Upon receipt of the appraisal report from the Valuation Branch, the SF Loan Management Branch shall calculate the Commissioner's Adjusted Fair Market Value (CAFMV) of the property (see paragraph 1-5 below). 3. When the mortgagee provides the Notice of Sale or other notification of the actual foreclosure sale date, the SF Loan Management Branch shall: a. complete the remainder of Part B of the HUD-91022 (see items 1 through 8 in paragraph 1-5.A below). b. maintain a copy of the HUD-91022 with the case file. c. mail the original HUD-91022 to the mortgagee to be received no later than five (5) working days prior to the actual foreclosure sale date, which has been inserted in Part B, Block 8 of the form (this date must be the same date noted on the Notice of Sale or other notification of the actual foreclosure sale date as furnished by the mortgagee). 1-5 12/90 _____________________________________________________________________ 1-5 Calculation of the Commissioner's Adjusted Fair Market Value (CAFMV) A. The SF Loan Management Branch shall calculate the CAFMV by using the 6337 Report (see Appendix 4, sample copies of the 6337 Report and examples of the calculation steps which are outlined below). The PD Branch shall provide the April and October reports to the SF Loan Management Branch. To calculate the CAFMV, the SF Loan Management Branch shall: 1. enter in Part B, Block 5 the fair market value (FMV) of the property. 2. use the 6337 Report to figure the greater of the 12-month average capitalized expense (rounded to the nearest $50) or the jurisdictional percentage amount of the average sales price. To arrive at the jurisdictional percentage amount: a. divide the 12-month average capitalized expense by the 12-month average sales price (each rounded to the nearest $50); and b. multiply the FMV by the percentage obtained (rounded to the nearest tenth percent). 3. insert in Part B, Block 6 the total of the adjustments: a. the greater of the 12-month capitalized expense or the jurisdictional percentage amount, plus b. $400, which represents the national average staff time to acquire, maintain and sell each property. 4. subtract the adjustments in Part B, Block 6 from the FMV in Part B, Block 5. 5. enter the amount in Part B, Block 7, which will be the CAFMV. 6. RECHECK FIGURES FOR ACCURACY. a. The CAFMV should never exceed the estimated outstanding indebtedness in Part B, Block 4. If so, the SF Loan Management Branch shall not 12/90 1-6 _____________________________________________________________________ provide the CAFMV to the mortgagee. This explanation must be noted on the form HUD 91022, signed by authorized officials and filed. b. In no event shall the CAFMV be lower than 70% of the appraised value of the property. This would prevent HUD's reconveyance of the property to the mortgagee under 24 CFR 203.363, if its title is faulty as a direct result of the inordinately low bid. (Durrett decision, Durrett v. Washington National Insurance Company, 621 F.2d 201 (5th Cir., 1980)) 7. obtain signatures from appropriate officials, make a copy of the completed HUD-91022 and maintain the copy in the file. 8. forward the completed Form HUD-91022 to the mortgagee to the attention of the Contact Person listed in Part A, Block 3a of the HUD-91022. B. The SF Loan Management Branch shall contact the mortgagee if the appraisal has not been received by the estimated foreclosure sale date noted on the HUD-91022. The mortgagee must receive the CAFMV at least five (5) working days prior to the sale date. NOTE: Every effort shall be made to assure that the mortgagee receives the CAFMV timely since the mortgagee is pursuing the deficiency judgment on behalf of the Department. If the mortgagee encounters difficulty in acquiring the CAFMV because of its inability to get a response from the local HUD Office, it has been instructed to document such efforts and proceed with the sale by bidding enough to protect its investment in the property in the event it is outbid by a third party. In such instances, the cost of the appraisal may be claimed in the conveyance claim where the mortgagee did not receive the CAFMV from HUD in time for the foreclosure sale and was not contacted by HUD to reschedule the sale. (See paragraph 1-6, item D below.) 1-7 12/90 _____________________________________________________________________ 1-6 Foreclosure Sale Bidding A. Waiver Provisions. HUD does not intend to pre-empt State law if it requires a bid which exceeds HUD's CAFMV amount. In such rare instances, the mortgagee shall call the SF Loan Management Branch no later than five (5) days after the foreclosure sale. The SF Loan Management Branch shall: 1. waive the provisions requiring the bid of the CAFMV. 2. allow the mortgagee to convey title to the property to HUD and file a claim for insurance benefits. 3. provide a letter of approval to the mortgagee to verify such approval which indicates the date of the approval. 4. use a form letter to notify the mortgagee of a waiver of the foreclosure sale bid amount. The letter must contain all of the following information: a. Mortgagee Loan Number, b. FHA Case Number, c. Mortgagor Name, d. Property Address, e. Date of the Foreclosure Sale, f. CAFMV Amount, $________________, g. Minimum Bid Amount Required by State Law: $_________________, and h. Date of Approval. 5. maintain a copy of the approval letter in the file along with the HUD-91022. B. Minimum Bid. If the minimum bid required under State law is less than the CAFMV amount, the mortgagee must bid the CAFMV amount to reserve the option to retain or convey the property to HUD. 12/90 1-8 _____________________________________________________________________ C. Inadvertent Bidding Errors. The mortgagee must bid the CAFMV as instructed, in writing, by the local HUD Office. (Check the claim against the HUD-91022 to verify the authorized bid amount.) The local HUD Office shall not permit mortgagees to convey title to HUD unless the mortgagee has good reason(s) for a bidding error. For example, if the mortgagee's explanation for its bidding error relates to difficulties within its own internal operations, approval to convey shall be denied. The mortgagee must have an established procedure under its Quality Control Plan to prevent such occurrence. The general rule should be that only in "very unusual circumstances, which were beyond the mortgagee's control" shall the HUD Office approve conveyance of title to HUD. Such approval must be monitored carefully. D. Postponement of the Foreclosure Sale. The mortgagee may be requested to postpone the foreclosure sale if there is a delay in completing the appraisal and calculating the CAFMV in time for the sale date. The use of the CWCOT procedure is required where the decision has been made to pursue a defaulting mortgagor for a deficiency judgment, and, conversely, the deficiency amount is based on the difference between the CWCOT-required appraisal of the property and the outstanding mortgage debt. Postponement of the foreclosure should be avoided, but if it becomes necessary, the SF Loan Management Branch must: 1. Contact the mortgagee immediately to explain the reason(s) for the delay in providing the CAFMV. 2. Request the mortgagee to reschedule the foreclosure sale based upon the circumstances. 3. Provide a letter to the mortgagee regarding the request to reschedule the foreclosure sale. 4. Remind the mortgagee of its responsibility to inspect the property, if the property is vacant. 5. Keep in mind that the appraisal is good for only four (4) months. 1-9 12/90 _____________________________________________________________________ 6. Notify the mortgagee of the CAFMV as soon as it has been calculated. 7. Provide written confirmation of the CAFMV to the mortgagee no later than five (5) days prior to the new foreclosure sale date. 1-7 Damaged Properties When a mortgaged property has been damaged by fire, flood, earthquake, or tornado; or, for mortgages insured on or after January 1, 1977, where the property has suffered damage due to mortgagee neglect, (i.e., vandalism) as set forth in 24 CFR 203.378, title must be conveyed to HUD. The mortgagee must follow the requirements for damaged properties at 203.379 and the claim for insurance benefits instructions. 1-8 Deed-in-Lieu of Foreclosure A deed-in-lieu of foreclosure shall not be considered by a mortgagee in cases where a decision has been made by HUD to pursue a deficiency judgment. 12/90 1-10 _____________________________________________________________________ APPENDIX 1 H 91-23 (HUD) ************************************************************** * * * * * * * GRAPHICS MATERIAL IN ORIGINAL DOCUMENT OMITTED * * * * * * * ************************************************************** Page 1 of 1 _____________________________________________________________________ APPENDIX 2, Page 1 H 91-23 (HUD) ************************************************************** * * * * * * * GRAPHICS MATERIAL IN ORIGINAL DOCUMENT OMITTED * * * * * * * ************************************************************** Page 1 of 2 _____________________________________________________________________ APPENDIX 2, Page 2 H 91-23 (HUD) ************************************************************** * * * * * * * GRAPHICS MATERIAL IN ORIGINAL DOCUMENT OMITTED * * * * * * * ************************************************************** Page 2 of 2 _____________________________________________________________________ Appendix 3 LOG PHA-INSURED PROPERTIES - NOTICE OF FORECLOSURE SALE (HUD-91022) Anticipated Date Received __________________ Foreclosure Sale Date ________________ Mortgagee Name _________________ Received HUD-91022, 45 days prior to anticipated foreclosure sale date. FHA Case Number ________________ Date appraisal received from Valuation Branch ________________ Property Address _______________ ACTUAL Foreclosure Sale Date _________ ________________________________ Date CAFMV provided to Mortgagee______ Ample time allotted to reach mortgagee 5 days prior to the Actual Foreclosure sale date. OUTCOME of the Foreclosure Sale: (1) Sold to a third party CAFMV not provided to the mortgagee (2) Retained by Mortgagee Explain: _________________________ __________________________________ (3) Mortgagor/Redemption __________________________________ __________________________________ (4) Conveyed to HUD (5) Other Explain: ______ ____________________________ ____________________________ ____________________________ Comments: ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ _____________________________________________________________________ APPENDIX 4, Page 1 H 91-23 (HUD) ************************************************************** * * * * * * * GRAPHICS MATERIAL IN ORIGINAL DOCUMENT OMITTED * * * * * * * ************************************************************** Page 1 of 2 _____________________________________________________________________ APPENDIX 4, Page 2 H 91-23 (HUD) ************************************************************** * * * * * * * GRAPHICS MATERIAL IN ORIGINAL DOCUMENT OMITTED * * * * * * * ************************************************************** Page 2 of 2 UŕU?XY‡aŃb1eůeVhýöýöýöýöý PJmH sH PJ BrŠËç"]‚žÍĎ>TV—ŰZ}šö4w„ŹŽçýýýýýýýýýýýýýýýýýýýýýýýýýýýýýVhýç 9 r t  ƒ Ď  d ‘ “ Ő ! # i Ś ă ĺ ó ő . n Š î $ : < z § ýýýýýýýýýýýýýýýýýýýýýýýýýýýýý§ Ř  [”Ë/BD~Ž°âä"PR“Ćţ3emo°âôýýýýýýýýýýýýýýýýýýýýýýýýýýýýýôö+-sŹŕKśčRŠšœŢ+-LNšťăĺPýýýýýýýýýýýýýýýýýýýýýýýýýýýýýP‚„šď#UuwŽăM~ľćč 13TVtv˜šŕýýýýýýýýýýýýýýýýýýýýýýýýýýýýýXŽĹüIKƒŻąĺřú4iĄČĘ1g—Ďáă%[“ýýýýýýýýýýýýýýýýýýýýýýýýýýýýý“ČţWĹíď& ^ •  ů )!+!b!d!Ş!ę!("j"¨"Ň"Ô" ##F#|#ýýýýýýýýýýýýýýýýýýýýýýýýýýýýý|#´#ë#$$E$R$T$‡$§$Š$Ű$% %"%T%‰%‹%Â%ě%î%&U&‰&ş&ń&%'O'Q'}'ýýýýýýýýýýýýýýýýýýýýýýýýýýýýý}''ľ'ë'(U(‹(Ă(Ĺ(ç(é(/)g)Ÿ)Ö)ü)ţ)/*g*Œ*Ž*Ă*Ĺ*ô*,+_+j+l+ +Ö+ýýýýýýýýýýýýýýýýýýýýýýýýýýýýýÖ+ů+ű+2,J,L,~,˛,ç,-/-1-g--Ě-Î-ţ-4.J.L.ƒ.‘.“.Ë./6/l/¤/Ű/0ýýýýýýýýýýýýýýýýýýýýýýýýýýýýý0,0.0c0e0Ť0č0ü0ţ0@1x1Ť1á12N2g2i2œ2ˇ2š2î2#3Y3Ž3¸3ş3ň3$4M4O4ýýýýýýýýýýýýýýýýýýýýýýýýýýýýýO4ƒ4ł4ľ4ä4ő4÷4/5e5g5›5Ń5ă5ĺ56:6<6s6‚6„6Ś6¨6Ü67H7J7l7n7´7ç7ýýýýýýýýýýýýýýýýýýýýýýýýýýýýýç78M8]8_8–8Í8ţ879m9¤9Ö9: :A:y::’:Ă:ů:+;-;h;Ą;Ú; <8<:<q<§<ýýýýýýýýýýýýýýýýýýýýýýýýýýýýý§<ŕ<=I==š=ń=(>\>•>Î>?:?s?ž? ?Ř?Ú? 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