XML 28 R13.htm IDEA: XBRL DOCUMENT v3.20.1
Note 5 - Credit Quality
12 Months Ended
Dec. 31, 2019
Notes to Financial Statements  
Financing Receivables [Text Block]
Note
5.
Credit Quality
 
The Company uses a risk grading matrix to assign a risk grade to each loan in its portfolio. Loan risk ratings
may
be upgraded or downgraded to reflect current information identified during the loan review process. The general characteristics of each risk grade are as follows:
 
 
Pass -- This grade is assigned to loans with acceptable credit quality and risk. The Company further segments this grade based on borrower characteristics that include capital strength, earnings stability, liquidity, leverage, and industry conditions.
 
Special Mention -- This grade is assigned to loans that require an above average degree of supervision and attention. These loans have the characteristics of an asset with acceptable credit quality and risk; however, adverse economic or financial conditions exist that create potential weaknesses deserving of management’s close attention. If potential weaknesses are
not
corrected, the prospect of repayment
may
worsen.
 
Substandard -- This grade is assigned to loans that have well defined weaknesses that
may
make payment default, or principal exposure, possible. These loans will likely be dependent on collateral liquidation, secondary repayment sources, or events outside the normal course of business to meet repayment terms.
 
Doubtful -- This grade is assigned to loans that have the weaknesses inherent in substandard loans; however, the weaknesses are so severe that collection or liquidation in full is unlikely based on current facts, conditions, and values. Due to certain specific pending factors, the amount of loss cannot yet be determined.
 
Loss -- This grade is assigned to loans that will be charged off or charged down when payments, including the timing and value of payments, are uncertain. This risk grade does
not
imply that the asset has
no
recovery or salvage value, but simply means that it is
not
practical or desirable to defer writing off, either all or a portion of, the loan balance even though partial recovery
may
be realized in the future.
 
The following tables present the recorded investment of the loan portfolio, by loan class and credit quality, as of the dates indicated. Losses on covered loans are generally reimbursable by the FDIC at the applicable loss share percentage,
80%;
therefore, covered loans are disclosed separately.
 
   
December 31, 2019
 
   
 
 
 
 
Special
   
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(Amounts in thousands)
 
Pass
   
Mention
   
Substandard
   
Doubtful
   
Loss
   
Total
 
Non-covered loans
                                               
Commercial loans
                                               
Construction, development, and other land
  $
45,781
    $
2,079
    $
799
    $
-
    $
-
    $
48,659
 
Commercial and industrial
   
135,651
     
4,327
     
2,984
     
-
     
-
     
142,962
 
Multi-family residential
   
118,045
     
2,468
     
1,327
     
-
     
-
     
121,840
 
Single family non-owner occupied
   
149,916
     
7,489
     
5,776
     
-
     
-
     
163,181
 
Non-farm, non-residential
   
683,481
     
27,160
     
16,620
     
-
     
-
     
727,261
 
Agricultural
   
11,299
     
122
     
335
     
-
     
-
     
11,756
 
Farmland
   
17,609
     
4,107
     
1,439
     
-
     
-
     
23,155
 
Consumer real estate loans
                                               
Home equity lines
   
106,246
     
2,014
     
1,818
     
-
     
-
     
110,078
 
Single family owner occupied
   
580,580
     
17,001
     
23,116
     
-
     
-
     
620,697
 
Owner occupied construction
   
16,341
     
179
     
721
     
-
     
-
     
17,241
 
Consumer and other loans
                                               
Consumer loans
   
108,065
     
1,341
     
621
     
-
     
-
     
110,027
 
Other
   
4,742
     
-
     
-
     
-
     
-
     
4,742
 
Total non-covered loans
   
1,977,756
     
68,287
     
55,556
     
-
     
-
     
2,101,599
 
Covered loans
                                               
Commercial loans
                                               
Construction, development, and other land
   
-
     
28
     
-
     
-
     
-
     
28
 
Single family non-owner occupied
   
199
     
-
     
-
     
-
     
-
     
199
 
Non-farm, non-residential
   
-
     
-
     
3
     
-
     
-
     
3
 
Consumer real estate loans
                                               
Home equity lines
   
7,177
     
2,327
     
349
     
-
     
-
     
9,853
 
Single family owner occupied
   
2,111
     
275
     
392
     
-
     
-
     
2,778
 
Total covered loans
   
9,487
     
2,630
     
744
     
-
     
-
     
12,861
 
Total loans
  $
1,987,243
    $
70,917
    $
56,300
    $
-
    $
-
    $
2,114,460
 
 
  
   
December 31, 2018
 
   
 
 
 
 
Special
   
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(Amounts in thousands)
 
Pass
   
Mention
   
Substandard
   
Doubtful
   
Loss
   
Total
 
Non-covered loans
                                               
Commercial loans
                                               
Construction, development, and other land
  $
61,877
    $
661
    $
970
    $
-
    $
-
    $
63,508
 
Commercial and industrial
   
102,044
     
2,166
     
653
     
-
     
-
     
104,863
 
Multi-family residential
   
104,183
     
1,087
     
1,742
     
-
     
-
     
107,012
 
Single family non-owner occupied
   
131,443
     
4,395
     
4,259
     
-
     
-
     
140,097
 
Non-farm, non-residential
   
595,659
     
8,166
     
9,906
     
146
     
-
     
613,877
 
Agricultural
   
8,328
     
131
     
86
     
-
     
-
     
8,545
 
Farmland
   
16,898
     
538
     
1,469
     
-
     
-
     
18,905
 
Consumer real estate loans
                                               
Home equity lines
   
91,194
     
649
     
1,623
     
-
     
-
     
93,466
 
Single family owner occupied
   
482,794
     
4,355
     
23,814
     
-
     
-
     
510,963
 
Owner occupied construction
   
17,872
     
-
     
299
     
-
     
-
     
18,171
 
Consumer and other loans
                                               
Consumer loans
   
71,240
     
4
     
308
     
-
     
-
     
71,552
 
Other
   
5,310
     
-
     
-
     
-
     
-
     
5,310
 
Total non-covered loans
   
1,688,842
     
22,152
     
45,129
     
146
     
-
     
1,756,269
 
Covered loans
                                               
Commercial loans
                                               
Construction, development, and other land
   
-
     
35
     
-
     
-
     
-
     
35
 
Single family non-owner occupied
   
223
     
-
     
15
     
-
     
-
     
238
 
Non-farm, non-residential
   
-
     
-
     
6
     
-
     
-
     
6
 
Consumer real estate loans
                                               
Home equity lines
   
9,511
     
5,244
     
529
     
-
     
-
     
15,284
 
Single family owner occupied
   
2,507
     
355
     
390
     
-
     
-
     
3,252
 
Total covered loans
   
12,241
     
5,634
     
940
     
-
     
-
     
18,815
 
Total loans
  $
1,701,083
    $
27,786
    $
46,069
    $
146
    $
-
    $
1,775,084
 
 
The Company identifies loans for potential impairment through a variety of means, including, but
not
limited to, ongoing loan review, renewal processes, delinquency data, market communications, and public information. If the Company determines that it is probable all principal and interest amounts contractually due will
not
be collected, the loan is generally deemed impaired.
 
The following table presents the recorded investment, unpaid principal balance, and related allowance for loan losses for impaired loans, excluding PCI loans, as of the dates indicated:
 
   
December 31, 2019
   
December 31, 2018
 
   
 
 
 
 
Unpaid
   
 
 
 
 
 
 
 
 
Unpaid
   
 
 
 
   
Recorded
   
Principal
   
Related
   
Recorded
   
Principal
   
Related
 
(Amounts in thousands)
 
Investment
   
Balance
   
Allowance
   
Investment
   
Balance
   
Allowance
 
Impaired loans with no related allowance
                                               
Commercial loans
                                               
Construction, development, and other land
  $
552
    $
768
    $
-
    $
824
    $
840
    $
-
 
Commercial and industrial
   
576
     
599
     
-
     
386
     
416
     
-
 
Multi-family residential
   
1,254
     
1,661
     
-
     
1,127
     
1,274
     
-
 
Single family non-owner occupied
   
2,652
     
3,176
     
-
     
2,761
     
3,095
     
-
 
Non-farm, non-residential
   
4,158
     
4,762
     
-
     
4,154
     
4,494
     
-
 
Agricultural
   
158
     
164
     
-
     
86
     
96
     
-
 
Farmland
   
1,437
     
1,500
     
-
     
1,464
     
1,547
     
-
 
Consumer real estate loans
                                               
Home equity lines
   
1,372
     
1,477
     
-
     
1,315
     
1,451
     
-
 
Single family owner occupied
   
15,588
     
17,835
     
-
     
15,451
     
18,390
     
-
 
Owner occupied construction
   
648
     
648
     
-
     
225
     
225
     
-
 
Consumer and other loans
                                               
Consumer loans
   
290
     
294
     
-
     
145
     
156
     
-
 
Total impaired loans with no allowance
   
28,685
     
32,884
     
-
     
27,938
     
31,984
     
-
 
                                                 
Impaired loans with a related allowance
                                               
Commercial loans
                                               
Multi-family residential
   
-
     
-
     
-
     
534
     
536
     
230
 
Non-farm, non-residential
   
1,241
     
1,227
     
292
     
840
     
842
     
235
 
Consumer real estate loans
                                               
Home equity lines
   
-
     
-
     
-
     
65
     
68
     
65
 
Single family owner occupied
   
1,246
     
1,246
     
353
     
3,631
     
3,683
     
922
 
Total impaired loans with an allowance
   
2,487
     
2,473
     
645
     
5,070
     
5,129
     
1,452
 
Total impaired loans
(1)
  $
31,172
    $
35,357
    $
645
    $
33,008
    $
37,113
    $
1,452
 
 

(
1
)
Total impaired loans include loans totaling
$24.64
 million as of
December 31, 2019,
and
$25.27
million as of
December 31, 2018,
that do
not
meet the Company's evaluation threshold for individual impairment and are therefore collectively evaluated for impairment. During the
first
quarter of
2018,
the Company changed the threshold for quarterly reviews of individual loans that are deemed to be impaired from
$250
thousand to
$500
thousand or greater.
 
The following table presents the average recorded investment and interest income recognized on impaired loans, excluding PCI loans, for the periods indicated:
 
   
Year Ended December 31,
 
   
2019
   
2018
   
2017
 
(Amounts in thousands)
 
Interest Income Recognized
   
Average Recorded Investment
   
Interest Income Recognized
   
Average Recorded Investment
   
Interest Income Recognized
   
Average Recorded Investment
 
Impaired loans with no related allowance:
                                               
Commercial loans
                                               
Construction, development, and other land
  $
22
    $
704
    $
26
    $
921
    $
56
    $
455
 
Commercial and industrial
   
34
     
363
     
19
     
383
     
14
     
556
 
Multi-family residential
   
24
     
1,356
     
47
     
910
     
53
     
523
 
Single family non-owner occupied
   
123
     
2,979
     
123
     
2,652
     
106
     
3,214
 
Non-farm, non-residential
   
123
     
4,683
     
133
     
4,828
     
122
     
4,052
 
Agricultural
   
9
     
121
     
-
     
164
     
5
     
124
 
Farmland
   
55
     
1,469
     
64
     
1,172
     
17
     
853
 
Consumer real estate loans
                                               
Home equity lines
   
46
     
1,439
     
44
     
1,637
     
50
     
1,365
 
Single family owner occupied
   
599
     
16,058
     
503
     
15,423
     
488
     
15,758
 
Owner occupied construction
   
29
     
308
     
8
     
244
     
8
     
234
 
Consumer and other loans
                                               
Consumer loans
   
13
     
213
     
9
     
161
     
9
     
75
 
Total impaired loans with no related allowance
   
1,077
     
29,693
     
976
     
28,495
     
928
     
27,209
 
                                                 
Impaired loans with a related allowance:
                                               
Commercial loans
                                               
Construction, development, and other land
   
-
     
-
     
-
     
-
     
-
     
107
 
Commercial and industrial
   
-
     
-
     
-
     
-
     
103
     
1,376
 
Multi-family residential
   
-
     
-
     
2
     
270
     
-
     
-
 
Single family non-owner occupied
   
-
     
-
     
7
     
110
     
27
     
479
 
Non-farm, non-residential
   
48
     
766
     
2
     
809
     
15
     
789
 
Farmland
   
-
     
-
     
-
     
307
     
22
     
442
 
Consumer real estate loans
                                               
Home equity lines
   
-
     
-
     
3
     
68
     
-
     
104
 
Single family owner occupied
   
46
     
1,947
     
158
     
5,296
     
161
     
4,805
 
Total impaired loans with a related allowance
   
94
     
2,713
     
172
     
6,860
     
328
     
8,102
 
Total impaired loans
  $
1,171
    $
32,406
    $
1,148
    $
35,355
    $
1,256
    $
35,311
 
 
There were
no
PCI loan pools that became impaired subsequent to the acquisition of the loans as of
December 31, 2019
or
2018.
The following tables provide information on impaired PCI loan pools for the dates indicated:
 
   
Year Ended December 31,
 
   
2019
   
2018
   
2017
 
(Amounts in thousands)
 
 
 
 
 
 
 
 
 
 
 
 
Interest income recognized
  $
-
    $
-
    $
20
 
Average recorded investment
   
-
     
-
     
528
 
 
The Company generally places a loan on nonaccrual status when it is
90
days or more past due. PCI loans are generally
not
classified as nonaccrual due to the accrual of interest income under the accretion method of accounting. The following table presents nonaccrual loans, by loan class, as of the dates indicated:
 
   
December 31, 2019
   
December 31, 2018
 
(Amounts in thousands)
 
Non-covered
   
Covered
   
Total
   
Non-covered
   
Covered
   
Total
 
Commercial loans
                                               
Construction, development, and other land
  $
211
    $
-
    $
211
    $
413
    $
-
    $
413
 
Commercial and industrial
   
530
     
-
     
530
     
428
     
-
     
428
 
Multi-family residential
   
1,144
     
-
     
1,144
     
1,395
     
-
     
1,395
 
Single family non-owner occupied
   
1,286
     
-
     
1,286
     
1,696
     
15
     
1,711
 
Non-farm, non-residential
   
3,400
     
-
     
3,400
     
4,020
     
-
     
4,020
 
Agricultural
   
158
     
-
     
158
     
86
     
-
     
86
 
Farmland
   
713
     
-
     
713
     
711
     
-
     
711
 
Consumer real estate loans
                                               
Home equity lines
   
753
     
220
     
973
     
614
     
271
     
885
 
Single family owner occupied
   
7,259
     
24
     
7,283
     
10,141
     
36
     
10,177
 
Owner occupied construction
   
428
     
-
     
428
     
-
     
-
     
-
 
Consumer and other loans
                                               
Consumer loans
   
231
     
-
     
231
     
79
     
-
     
79
 
Total nonaccrual loans
  $
16,113
    $
244
    $
16,357
    $
19,583
    $
322
    $
19,905
 
 
The following tables present the aging of past due loans, by loan class, as of the dates indicated. Nonaccrual loans
30
days or more past due are included in the applicable delinquency category. Loans acquired with credit deterioration, with a discount, continue to accrue interest based on expected cash flows; therefore, PCI loans are
not
generally considered nonaccrual. Non-covered accruing loans contractually past due
90
days or more totaled
$144
thousand as of
December 31, 2019,
and
$58
thousand as of
December 31, 2018.
 
   
December 31, 2019
 
   
30 - 59 Days
   
60 - 89 Days
   
90+ Days
   
Total
   
Current
   
Total
 
(Amounts in thousands)
 
Past Due
   
Past Due
   
Past Due
   
Past Due
   
Loans
   
Loans
 
Non-covered loans
                                               
Commercial loans
                                               
Construction, development, and other land
  $
63
    $
65
    $
211
    $
339
    $
48,320
    $
48,659
 
Commercial and industrial
   
1,913
     
238
     
507
     
2,658
     
140,304
     
142,962
 
Multi-family residential
   
375
     
-
     
1,144
     
1,519
     
120,321
     
121,840
 
Single family non-owner occupied
   
754
     
267
     
661
     
1,682
     
161,499
     
163,181
 
Non-farm, non-residential
   
917
     
1,949
     
3,027
     
5,893
     
721,368
     
727,261
 
Agricultural
   
86
     
164
     
-
     
250
     
11,506
     
11,756
 
Farmland
   
856
     
349
     
664
     
1,869
     
21,286
     
23,155
 
Consumer real estate loans
                                               
Home equity lines
   
1,436
     
165
     
503
     
2,104
     
107,974
     
110,078
 
Single family owner occupied
   
7,728
     
2,390
     
3,766
     
13,884
     
606,813
     
620,697
 
Owner occupied construction
   
207
     
-
     
428
     
635
     
16,606
     
17,241
 
Consumer and other loans
                                               
Consumer loans
   
1,735
     
439
     
202
     
2,376
     
107,651
     
110,027
 
Other
   
22
     
-
     
-
     
22
     
4,720
     
4,742
 
Total non-covered loans
   
16,092
     
6,026
     
11,113
     
33,231
     
2,068,368
     
2,101,599
 
Covered loans
                                               
Commercial loans
                                               
Construction, development, and other land
   
-
     
-
     
-
     
-
     
28
     
28
 
Single family non-owner occupied
   
-
     
-
     
-
     
-
     
199
     
199
 
Non-farm, non-residential
   
-
     
-
     
-
     
-
     
3
     
3
 
Consumer real estate loans
                                               
Home equity lines
   
144
     
28
     
-
     
172
     
9,681
     
9,853
 
Single family owner occupied
   
-
     
50
     
-
     
50
     
2,728
     
2,778
 
Total covered loans
   
144
     
78
     
-
     
222
     
12,639
     
12,861
 
Total loans
  $
16,236
    $
6,104
    $
11,113
    $
33,453
    $
2,081,007
    $
2,114,460
 
 
 
   
December 31, 2018
 
   
30 - 59 Days
   
60 - 89 Days
   
90+ Days
   
Total
   
Current
   
Total
 
(Amounts in thousands)
 
Past Due
   
Past Due
   
Past Due
   
Past Due
   
Loans
   
Loans
 
Non-covered loans
                                               
Commercial loans
                                               
Construction, development, and other land
  $
111
    $
-
    $
407
    $
518
    $
62,990
    $
63,508
 
Commercial and industrial
   
306
     
-
     
262
     
568
     
104,295
     
104,863
 
Multi-family residential
   
113
     
-
     
1,274
     
1,387
     
105,625
     
107,012
 
Single family non-owner occupied
   
514
     
1,115
     
992
     
2,621
     
137,476
     
140,097
 
Non-farm, non-residential
   
1,332
     
540
     
2,398
     
4,270
     
609,607
     
613,877
 
Agricultural
   
109
     
-
     
-
     
109
     
8,436
     
8,545
 
Farmland
   
640
     
-
     
392
     
1,032
     
17,873
     
18,905
 
Consumer real estate loans
                                               
Home equity lines
   
408
     
209
     
334
     
951
     
92,515
     
93,466
 
Single family owner occupied
   
5,006
     
3,495
     
4,445
     
12,946
     
498,017
     
510,963
 
Owner occupied construction
   
-
     
-
     
-
     
-
     
18,171
     
18,171
 
Consumer and other loans
                                               
Consumer loans
   
507
     
200
     
59
     
766
     
70,786
     
71,552
 
Other
   
-
     
-
     
-
     
-
     
5,310
     
5,310
 
Total non-covered loans
   
9,046
     
5,559
     
10,563
     
25,168
     
1,731,101
     
1,756,269
 
Covered loans
                                               
Commercial loans
                                               
Construction, development, and other land
   
-
     
-
     
-
     
-
     
35
     
35
 
Single family non-owner occupied
   
15
     
-
     
-
     
15
     
223
     
238
 
Non-farm, non-residential
   
-
     
-
     
-
     
-
     
6
     
6
 
Consumer real estate loans
                                               
Home equity lines
   
176
     
38
     
91
     
305
     
14,979
     
15,284
 
Single family owner occupied
   
166
     
-
     
-
     
166
     
3,086
     
3,252
 
Total covered loans
   
357
     
38
     
91
     
486
     
18,329
     
18,815
 
Total loans
  $
9,403
    $
5,597
    $
10,654
    $
25,654
    $
1,749,430
    $
1,775,084
 
 
The Company
may
make concessions in interest rates, loan terms and/or amortization terms when restructuring loans for borrowers experiencing financial difficulty. Restructured loans in excess of
$250
thousand are evaluated for a specific reserve based on either the collateral or net present value method, whichever is most applicable. Restructured loans under
$250
thousand are subject to the reserve calculation at the historical loss rate for classified loans. Certain TDRs are classified as nonperforming at the time of restructuring and are returned to performing status after
six
months of satisfactory payment performance; however, these loans remain identified as impaired until full payment or other satisfaction of the obligation occurs. PCI loans are generally
not
considered TDRs as long as the loans remain in the assigned loan pool.
No
covered loans were recorded as TDRs as of
December 31, 2019
or
2018.
The following table presents loans modified as TDRs, by loan class and accrual status, as of the dates indicated:
 
   
December 31,
 
   
2019
   
2018
 
(Amounts in thousands)
 
Nonaccrual
(1)
   
Accruing
   
Total
   
Nonaccrual
(1)
   
Accruing
   
Total
 
Commercial loans
                                               
Single family non-owner occupied
  $
552
    $
595
    $
1,147
    $
640
    $
309
    $
949
 
Non-farm, non-residential
   
-
     
307
     
307
     
-
     
314
     
314
 
Consumer real estate loans
                                               
Home equity lines
   
-
     
115
     
115
     
-
     
127
     
127
 
Single family owner occupied
   
1,790
     
5,305
     
7,095
     
1,941
     
5,417
     
7,358
 
Owner occupied construction
   
-
     
221
     
221
     
-
     
225
     
225
 
Consumer and other loans
                                               
Consumer loans
   
-
     
32
     
32
     
-
     
35
     
35
 
Total TDRs
  $
2,342
    $
6,575
    $
8,917
    $
2,581
    $
6,427
    $
9,008
 
                                                 
Allowance for loan losses related to TDRs
   
 
     
 
    $
353
     
 
     
 
    $
568
 
 

(
1
)
Nonaccrual TDRs are included in total nonaccrual loans disclosed in the nonaccrual table above.
 
The following table presents interest income recognized on TDRs for the periods indicated:
 
   
Year Ended December 31,
 
   
2019
   
2018
   
2017
 
(Amounts in thousands)
 
 
 
 
 
 
 
 
 
 
 
 
Interest income recognized
  $
277
    $
264
    $
222
 
 
The following table presents loans modified as TDRs, by type of concession made and loan class, that were restructured during the periods indicated.
 
   
Year Ended December 31,
 
   
2019
   
2018
 
(Amounts in thousands)
 
Total
Contracts
   
Pre-modification Recorded Investment
   
Post-modification Recorded Investment
(1)
   
Total
Contracts
   
Pre-modification Recorded Investment
   
Post-modification Recorded Investment
(1)
 
Below market interest rate
                                               
Single family owner occupied
   
-
    $
-
    $
-
     
1
    $
11
    $
11
 
Below market interest rate and extended payment term
                                               
Single family owner occupied
   
6
     
887
     
871
     
1
     
41
     
41
 
Principal deferral
                                               
Home equity
   
1
     
5
     
2
     
 
     
 
     
 
 
Single family owner occupied
   
3
     
331
     
279
     
-
     
-
     
-
 
Total principal deferral
   
4
     
336
     
281
     
-
     
-
     
-
 
Total
   
10
    $
1,223
    $
1,152
     
2
    $
52
    $
52
 
 
The following table presents loans modified as TDRs, by loan class, that were restructured within the previous
12
months for which there was a payment default during the periods indicated:
 
   
Year Ended December 31,
 
   
2019
   
2018
 
   
Total
   
Recorded
   
Total
   
Recorded
 
   
Contracts
   
Investment
   
Contracts
   
Investment
 
(Amounts in thousands)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Single family owner occupied
   
-
    $
-
     
1
    $
521
 
Total
   
-
    $
-
     
1
    $
521
 
 
The following table provides information about OREO, which consists of properties acquired through foreclosure, as of the dates indicated:
 
   
December 31, 2019
   
December 31, 2018
 
(Amounts in thousands)
 
 
 
 
 
 
 
 
Non-covered OREO
  $
3,969
    $
3,806
 
Covered OREO
   
-
     
32
 
Total OREO
  $
3,969
    $
3,838
 
                 
Non-covered OREO secured by residential real estate
  $
2,232
    $
2,303
 
Residential real estate loans in the foreclosure process
(1)
   
1,539
     
6,349
 
 

(
1
)
The recorded investment in consumer mortgage loans collateralized by residential real estate that are in the process of foreclosure according to local requirements of the applicable jurisdiction