Danielle Poplawski
Saint Clair Shores,MI
Summary
A results-oriented professional with expertise in auditing and compliance within the Mortgage Banking Industry. A collaborative team player driven to deliver effective solutions and achieve high-quality outcomes. Skilled in team leadership, internal and external quality control, mortgage processes, auditing, bank reconciliation, financial risk management, financial reporting, and industry-specific practices. Detail-oriented professional committed to improving organizational outcomes by monitoring performance initiatives. Focused on planning, implementing, and optimizing procedures. Specializing in operations and dedicated to maximizing quality.
Experienced with quality control auditing, ensuring adherence to regulatory standards and company policies. Utilizes analytical skills to identify discrepancies and implement corrective actions effectively. Knowledge of industry best practices, consistently maintaining high-quality standards through detailed inspections and evaluations.
Overview
14
14
years of professional experience
Work History
Loss Mitigation Specialist
Potestivo & Associates
04.2025 - Current
- Utilize BKFS/Black Knight, Cash Aware, ICE, and PennyMac SSE platforms to process and monitor loss mitigation activities.
- Conduct PACER Bankruptcy and SCRA Military checks and prior action verification reviews to ensure compliance and accuracy of client information.
- Create FDCPA letters, Property Transfer Affidavit, P2602 Letters in accordance with regulatory guidelines.
- Request Bank Statements and Payoffs from Investors.
- Manage both incoming and outgoing mail processes, ensuring timely spatch of critical documents.
- Execute Postal Verifications and document saving protocols to maintain data integrity and proper file management.
- Pull documentation for file audits.
- Assist within the Department where as needed on a daily basis.
POST-CLOSING QUALITY CONTROL AUDITOR
BayShore Mortgage Funding LLC
10.2024 - 01.2025
- Responsible for reviewing refinances and purchase loans to find any errors that an investor might not accept
- Review different forms and documents in encompass and make sure the system is set up correctly to be within guidelines
- Review purchase contracts to be sure the correct info is in the system
- Review appraisals to be sure the correct info is in the system
- Confirm insurance policies are active and sufficient and within guidelines
- Review underwriter documents for any errors to be sure they match up with system
- Reviewing title documents for property types, liens and any issues that might become a problem
- Brief review of credit documents for liens, bankruptcies, and judgements
- Make sure all documentation needed is not expired and is uploaded to correct folders
- Review taxes for properties to be sure they are paid to date or will be paid
- Balance closing disclosure with invoices and title fees and be sure loan is within program guidelines
- Work closely together with processing, underwriting and closing team to ensure a clean saleable loan
- Reviewing loan estimates and change of circumstances to be sure we're within guidelines for allowable changes according to TRID
MORTGAGE QUALITY CONTROL SPECIALIST
Perry Johnson Mortgage
04.2024 - 09.2024
- Conduct quality control assessments and develop, review, and update policies and procedures
- Ensure the existence and adequacy of policies and procedures related to compliance laws governing originations
- Collaborate with management to implement necessary changes in business processes as required by law
- Provide continuous compliance training to all employees, including annual certification and risk assessment training
- Review all marketing materials to identify and address potential compliance issues
- Oversee the integration of QA, First Line of Defense, and Compliance to ensure adherence to compliance-related policies and procedures
- Identify root causes of compliance issues in collaboration with business units and resolve them through updated procedures, targeted training, and system improvements
SR. AUDITOR DUE DILIGENCE SECURITIZATION
Flagstar Bank
06.2021 - 02.2024
- Address and resolve exceptions on closed loans identified by Third-Party Reviewers (TPR) and other lenders, particularly for Mortgage Servicing Rights (MSR) Sales and Securitization
- Maintain expertise in TRID, Predatory Testing, Closing Disclosure, Fee Tolerance, and overall loan application processes
- Update systems and input conditions for Correspondent lenders to provide necessary additional documentation
- Manage pipeline and follow through to ensure timely delivery
- Ensure compliance with all applicable Federal, State, and local laws and regulations
- Adhere to and stay informed about Flagstar's internal compliance policies and procedures
- Stay current with evolving regulations and industry policies
SUPPORT SPECIALIST TEAM LEAD
Flagstar Bank
04.2019 - 06.2021
- Oversee Processors and Home Loan Advocates to ensure adherence to company turn times, coordinate daily workflow, manage pipeline, and generate reports
- Ensure all Processors and Home Loan Advocates meet company standards for productivity and deliver best-in-class customer service
- Mentor, coach, and train team members; provide direction and make informed decisions based on experience or escalate issues when necessary
- Build and maintain strong relationships with other team leaders, sharing and implementing best practices, and collaborate with sales and key departments to enhance efficiency
- Communicate status updates, issues, and additional requirements for processing loans to internal staff and sales teams, both verbally and in writing
- Keep the team informed about industry and company changes to ensure unity and understanding
- Ensure compliance with all relevant regulations; address discrepancies and review the quality of loans to certify accuracy and adherence to federal and state mortgage lending regulations
- Proficient in reading and interpreting mortgage-related documentation
- Maintain up-to-date knowledge of and adherence to Federal, State, and Local laws, as well as Flagstar's internal compliance policies and procedures
- Initiated the creation of the Support Specialist role in collaboration with Management
DELEGATED AUDITOR
Flagstar Bank
04.2018 - 04.2019
- Conduct thorough and detailed reviews of mortgage loan file information to ensure the accuracy and completeness of documentation
- Validate and reconcile loan data across systems, Automated Underwriting System (AUS) findings, and loan documents
- Review complex loan transactions across various loan types, including Conventional, FHA, VA, and MSHDA
- Identify and address discrepancies in received data, requesting clarification or additional documentation as needed, and ensuring timely follow-up within24 hours
- Assist correspondents by answering questions and providing clarification on necessary items
- Review and validate data within the system to ensure consistency with disclosures provided to borrowers, including Loan Estimates and Closing Disclosures, necessary for regulatory and compliance testing
- Conduct compliance testing for Predatory Lending, MDIA, TRID Variance, TILA, HOEPA, QM/ATR, State, and Investor guidelines on all closed loans
- Ensure all initial disclosures are provided within the required time limits set by Federal Regulations and verify the accuracy of disclosures to ensure borrower charges at closing do not exceed Federal, State, Local, and investor guidelines
- Confirm that all necessary documentation is present in the file and request corrections as needed to maintain compliance
POST CLOSING AUDIT TEAM LEAD
Flagstar Bank
08.2013 - 04.2018
- Serve as a subject matter expert on the TRID process
- Generate daily, weekly, and monthly reports using Access, Excel, and Crystal Reports
- Prepare detailed Quality Control (QC) reports based on TRID audit reviews
- Research investor guidelines and provide findings after conducting independent Quality Control reviews, including analyzing and interpreting HUD/TRID, HMDA, FNMA, FHLMC, VA, USDA, and other investor guidelines
- Identify internal audit findings and communicate determinations to Upper Management
- Collaborate with management on special projects and daily operations
- Stay up to date on the latest servicing guidelines and regulations, particularly those issued by the CFPB, and ensure compliance with applicable Federal, State, and Local laws and regulations
- Complete all required compliance training and maintain adherence to Flagstar's internal compliance policies and procedures
- Communicate regulatory and policy changes to employees
- Discuss results and disputes with business units for Stewart (Wetzel Trott) weekly reports
- Attend weekly meetings with Management to review findings, discuss procedures, and agree on recommendations to establish best practices within the department
- Assist with the implementation of the Mortrac mortgage system upgrade
- Create and maintain key reports such as the Production Report, Monthly Summary Report, Final Docs Audit Log, PCCR Reports, PC Reports, and Quality Control Rebuttals and Removal logs
SR. POST CLOSING AUDIT ASSOCIATE
Flagstar Bank
09.2012 - 08.2013
- Review loan products to ensure compliance with Investor and Flagstar guidelines
- Analyze Post Closing packages to verify the accuracy of all loan-related information
- Validate documentation associated with various loan products
- Resolve issues related to loan transactions and collaborate with internal teams to obtain necessary information to clear any discrepancies
- Train department employees on procedures and best practices
- Report and communicate loan-related information and findings to Upper Management
- Update the Audit checklist to report errors to Compliance and Quality Control teams
- Contribute to special projects as needed to support departmental objectives
HUD REVIEW ANALYST
Flagstar Bank
09.2011 - 09.2012
- Review loan products to ensure alignment with Investor and Flagstar guidelines
- Ensure loans are delivered within three business days before the Investor commitment deadline
- Fund loans within eight business days of delivery, resolving all suspense items promptly
- Follow up on audit exceptions weekly to prevent investor penalties
- Track loans with discrepancies in received data, and assignments by collaborating with internal teams to clear, correct, and obtain recorded outstanding documents within90 days
- Perform daily balancing of AM and PM accounts
- Compile month-end reports for departmental review
Education
MASTER OF BUSINESS ADMINISTRATION -
UNIVERSITY OF PHOENIX
BACHELOR OF SCIENCE - HOSPITALITY MANAGEMENT
FERRIS STATE UNIVERSITY
Skills
- Analytical Skills
- Regulatory knowledge
- Internal Audit
- Quality Control
- Mortgage lending
- Bank Reconciliation
- Report Writing
- Risk Assessment
- Project Management
- Ethical Judgement
- Attention to Detail
- Fraud
- Due diligence
- Process Improvement
- Encompass, Mortrac, Loantrac
Timeline
Loss Mitigation Specialist
Potestivo & Associates
04.2025 - Current
POST-CLOSING QUALITY CONTROL AUDITOR
BayShore Mortgage Funding LLC
10.2024 - 01.2025
MORTGAGE QUALITY CONTROL SPECIALIST
Perry Johnson Mortgage
04.2024 - 09.2024
SR. AUDITOR DUE DILIGENCE SECURITIZATION
Flagstar Bank
06.2021 - 02.2024
SUPPORT SPECIALIST TEAM LEAD
Flagstar Bank
04.2019 - 06.2021
DELEGATED AUDITOR
Flagstar Bank
04.2018 - 04.2019
POST CLOSING AUDIT TEAM LEAD
Flagstar Bank
08.2013 - 04.2018
SR. POST CLOSING AUDIT ASSOCIATE
Flagstar Bank
09.2012 - 08.2013
HUD REVIEW ANALYST
Flagstar Bank
09.2011 - 09.2012
BACHELOR OF SCIENCE - HOSPITALITY MANAGEMENT
FERRIS STATE UNIVERSITY
MASTER OF BUSINESS ADMINISTRATION -
UNIVERSITY OF PHOENIX
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