Michael Waldron
Michael Waldron

Michael S. Waldron


Tel 202.661.2234
Fax 202.661.2299
Washington, DC

Michael S. Waldron is Practice Leader of the firm's Mortgage Banking Group. As former in-house counsel for two national lender/servicing shops, most recently as SVP of legal and compliance, Mr. Waldron helps clients navigate transactional, regulatory, and litigation matters facing the financial services and mortgage banking industries today. With an insider’s perspective, he draws on his experience in-house to advise and represent mortgage companies, financial institutions, and secondary-market investors on the complexities of the current marketplace and to serve as outside general counsel for emerging market players in the consumer financial services space. Of late, Mr. Waldron’s practice has focused on repurchase issues, advising clients on issues stemming from the foreclosure documentation crisis and GSE reform.

Mr. Waldron has a wide breadth of knowledge in state and federal consumer lending-related laws and regulations, including the Real Estate Settlement Procedures Act (RESPA), Truth in Lending Act (TILA), Fair Credit Reporting Act (including FACTA), Home Mortgage Disclosure Act (HMDA), Uniform Deceptive Trade Practices Act (UDTPA), and Gramm-Leach-Bliley Act. He also has experience in structuring innovative and compliant mortgage-related programs, service arrangements, and promotional product programs. When it comes to Internet and traditional mortgage marketing, Mr. Waldron has evaluated these initiatives on behalf of clients for state and federal compliance. He has pursued and obtained state and federal licensing and approval requirements for lenders and servicers, including those related to stock and asset acquisitions.

In his most recent in-house experience, in addition to overseeing all regulatory, transactional, and litigation affairs, Mr. Waldron advised senior management on all legal and compliance issues affecting the company and was also responsible for the wind-down of the company. In his prior in-house experience, he supported various business channels, including direct sales, servicing, correspondent lending, IT, marketing, compliance, REO, and training by advising on general corporate law matters. He also specialized in negotiating and structuring strategic alliance initiatives, vendor contracts, document retention, destruction and safeguarding policies, Internet and traditional marketing initiatives, consumer complaints, and crisis management policies and procedures, including counsel to the company’s Hurricane Task Force.

Mr. Waldron is an editor of Mortgage Finance Regulation Answer Book 2011-2012, published by the Practising Law Institute, and co-author of its "Repurchase Demands and Mortgage Insurance Claims" and "Residential Mortgage Loan Basics" chapters.

Representative Matters  

  • Providing legal counsel in review of a servicer’s compliance with an OCC Consent Order related to foreclosure practices 
  • Conducted on-site interviews of employees involved in foreclosure-related processes 
  • Provided counsel on a scalable loan repurchase strategy to multiple companies facing ongoing repurchase demands 
  • Represented a client before the U.S. Department of Housing and Urban Development in response to a Notice of Violation 
  • Assisted a client with the sale of its origination platform 
  • Worked on site at the originator’s offices for an extended assignment assisting with compliance assessment and enhancements 
  • Advised a third-party service provider of regulatory hurdles associated with a business model  
  • Served as outside general counsel to a start-up home auction company with a national platform 
  • Assisted a bank with an internal investigation regarding its lending practices, including conducting interviews with the bank's employees 
  • Represented a national wholesale lender, as special counsel, regarding an orderly wind-down of its affairs 
  • Facilitated various lenders and servicers with their strategic initiatives to address current market conditions 
  • Drafted loan modification agreements for a national servicer 
  • Conducted due diligence of a national servicing shop for a potential acquirer 
  • Facilitated the negotiations, structure, and documenting of gift card agreements between a major international provider of third-party gift cards and participating professional sports teams 
  • Championed an effective and efficient strategy for a start-up mortgage company looking to gain applicable state and federal licenses and approvals 
  • Counseled an individual on the acquisition of a 50-percent interest in an existing brokerage operation 
  • Advised an entrepreneur on the structure of a secondary market for tax lien loans


"Creating a 'Culture of Compliance' in the CFPB Era," Mortgage Compliance Magazine, October 10, 2013

Editor, Mortgage Finance Regulation Answer Book 2011-2012, published by the Practising Law Institute, and co-author of its "Repurchase Demands and Mortgage Insurance Claims" and "Residential Mortgage Loan Basics" chapters

Recent Speaking Engagements

"Complying with Federal Mortgage Lending Law," Lorman Education Services webinar, July 15, 2014

"Mortgage Servicing: An Update on the National Mortgage Settlement and Its Impact on the New Servicing Rules," Ballard Spahr and BDO Consulting webinar, June 26, 2014

Panelist, "Multidisciplinary Expert Panel Discussion and Q&A," Richey May & Co. Mortgage Banking Roundtable Conference 2014, Denver, June 19, 2014

Moderator, Servicing Transfers Panel Session, MISMO Spring Summit 2014, Dallas, June 2, 2014

"Essentials: Servicing Rule," Mortgage Bankers Association, MBA's Legal Issues & Regulatory Compliance Conference 2014, webinar, May 4, 2014

Panelist, "The New 'Normal': Life after the Effective Date of the Mortgage Servicing Rules," National Mortgage News, 8th Annual Mortgage Servicing Conference, Dallas, April 24, 2014

"Oil and Gas Exploration for Mortgage Bankers," Ballard Spahr webinar, April 22, 2014

"The CFPB's First 1000 Days," Ballard Spahr webinar, April 16, 2014

"Getting Complaints: What To Do Next To Safeguard and Improve Your Credit Union," National Association of Federal Credit Unions (NAFCU) webinar, February 5, 2014

Moderator, "OCC Bulletin: Use and Review of Independent Consultants in Supervisory Actions―Guidance for Bankers," Ballard Spahr webinar, January 15, 2014

"The CFPB's Impact on the Mortgage Industry," AHACPA, Las Vegas, December 12, 2013

"Mortgage Rule Update: Navigating the Complex and Changing Regulatory Landscape," SAI Global webinar, December 10, 2013

"CFPB – Hot off the Presses," Fiserv CFPB Summit/Loan Users Group Meeting, South Bend, Ind., October 8, 2013

"Complaint Management," MBA's Regulatory Compliance Conference, Washington, D.C., September 30-October 1, 2013

"Preparing for the CFPB," CoreLogic's Mortgage Fraud and Valuation Consortium, New Orleans, September 25, 2013

"CFPB Regulatory and Enforcement Update," Risk Management Association Webinar Series (WEBINAR), September 12, 2013

"Get To Know CFPB and What's on the Agenda," Five Star Conference, Dallas, September 10, 2013

Panelist, "The Two-Year Anniversary of the CFPB: A Look Back and a Look Forward," Ballard Spahr webinar, August 22, 2013

"The CFPB’s Evolving Complaint Database – Risk Management Essentials," Consumer Data Industry Association webinar, July 17, 2013

Panel moderator, "Supposed Drop in Mortgage-Related Litigation May Be Just an Illusion," Ballard Spahr webinar, May 17, 2013

"Coping with a Growing CFPB Database of Consumer Complaints," Ballard Spahr webinar, May 15, 2013

Panelist, "Top Ten Things the Business Needs To Know about Preparing for a CFPB Exam," National Mortgage News 7th Annual Mortgage Servicing Conference, Dallas, April 23, 2013

"Complying with Federal Mortgage Lending Law," Lorman webinar, April 11, 2013

"New Regulatory Mandates for Mortgage Servicing," Fiserv Inc. webinar, April 10, 2013

"The CFPB's Servicing Transfers Bulletin: What the CFPB Expects from Mortgage Servicers," Ballard Spahr webinar, March 28, 2013

"Compliance Management and Monitoring," RegList WorkShop 2013, Costa Mesa, Calif., March 14, 2013

Panelist, "What Do the CFPB's Servicing Rules Mean for Your Business?" HousingWire webinar, March 4, 2013

"Resetting the Mortgage Servicing Bar: The CFPB's New Rule,"Inside Mortgage Finance webinar, February 14, 2013

"CFPB Servicing Rules," HousingWire webinar, February 12, 2013

"The Ability-To-Repay/QM Rule—Important Regulatory and Litigation Considerations," Ballard Spahr webinar, February 5, 2013

"Top 10 Takeaways from the CFPB's Ability-To-Repay/QM, Servicing, and Loan Originator Compensation Rules," Ballard Spahr webinar, January 30, 2013

Panel moderator, "The National Mortgage Database, by the Numbers," Ballard Spahr and Navigant Consulting webinar, January 8, 2013

Panel moderator, "Brave New World: The CFPB's Proposed Integrated Mortgage Loan Disclosures and Rules," Ballard Spahr webinar, October 18, 2012

Panelist, "Board of Directors and Management Involvement in Consumer Compliance and Consumer Risk," Ballard Spahr and KPMG webinar, October 15, 2012

Panelist, "Loan Originator Compensation Round 2: The CFPB's Proposed Loan Originator Compensation and Qualification Rules," Ballard Spahr webinar, October 8, 2012

Moderator, "Latest from DC: Compliance Update," HousingWire's REperform Summit, October 4, 2012

"Loan Modification and HAMP Litigation Against Lenders and Loan Servicers," Strafford Legal Webinars, September 11, 2012

Panelist, "The Evolution of Mortgage Servicing: How the CFPB’s Proposed Servicing Rules Will Affect the Industry," Ballard Spahr webinar, September 6, 2012

Panelist, "Service Provider Relationships in the CFPB Era: Safeguarding Yourself from Regulatory Liability," Ballard Spahr webinar, June 20, 2012

Panel moderator, "Post-Foreclosure Legal Summit," REO EXPO 2012, Fort Worth, Tex., June 15, 2012

"The Latest from Washington: Regulatory Changes and How They Affect You," REO EXPO 2012, Fort Worth, Tex., June 13, 2012

Panelist, "Beyond the Numbers: The Impact to the Industry of the Multistate/National Mortgage Settlement, Parts IV and V, Third-Party Vendor Management: Oversight and Liability, and Monitoring and Reporting: The Continuing Evolution of Servicing Standards," Ballard Spahr webinar, June 12, 2012

Panelist, "Beyond the Numbers: The Impact to the Industry of the Multistate/National Mortgage Settlement, Part III, Enforcement Actions and Litigation: FHA, AGs, CFPB and Beyond," Ballard Spahr webinar, April 24, 2012

Panelist, "CFPB Exams for Mortgage Companies," Ballard Spahr webinar, April 18, 2012

Panelist, "Beyond the Numbers: The Impact to the Industry of the Multistate/National Mortgage Settlement, Part II, Data, Documentation and Enhanced Consumer Interaction: The Challenges of Implementing the New Servicing Standards," Ballard Spahr webinar, April 11, 2012

Panelist, "Beyond the Numbers: The Impact to the Industry of the Multistate/National Mortgage Settlement, Part I, Identifying and Prioritizing the New Servicing Standards," Ballard Spahr webinar, April 4, 2012

Panelist, "What Does the Multistate/National Settlement Mean to the Mortgage Industry?" Ballard Spahr webinar, March 6, 2012

Panelist, "The Next Billion-Dollar Issue—Documentation in Non-Mortgage Collections: Preventive Measures and Best Practices," Ballard Spahr and KPMG webinar, January 12, 2012

"Battling Buybacks," Inside Mortgage Finance Webinar, October 6, 2011

"Right Sides of the Law: Precision Practices All Default Attorneys Need to Know," Five Star Conference, September 13, 2011

"Wrongful Mortgage Foreclosure: Lender and Servicer Strategies," Strafford Publications Webinar, July 19, 2011

"The Effect of Dodd-Frank and Other Legislative Action on Mortgage Finance," REthink Symposium, May 10, 2011

"The Foreclosure Documentation Crisis: A Discussion Focused on Identifying and Addressing the Real Exposure," Lorman Education Services Webinar, January 13, 2011

"Lender Liability for Wrongful Mortgage Foreclosure," Strafford Publications Webinar, November 30, 2010 

"Navigating Your Business Through the Foreclosure Document Crisis," MortgageDaily.com Webinar, October 21, 2010 

"The Repurchase Crisis," The Hays Advantage Podcast – Bloomberg, October 19, 2010 

"Mortgage Repurchase Demands on the Rise: Evaluating, Defending, Negotiating and Litigating Loan Buybacks," MortgageDaily.com Webinar, July 14, 2010 

"Mortgage Repurchase Demands on the Rise," Strafford Publications Webinar, May 18, 2010

The Catholic University of America Columbus School of Law (J.D. 1995)

Lafayette College (B.A. 1992)

District of Columbia