Around 80% of all loans held by large national lenders (such a Bank of America or Wells Fargo) are not owned by that bank.
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In these cases, the lender is acting as a servicer for the actual owner of the loan. They will approve or reject the short sale based on the guidelines the owner of the loan gives to them.
In some cases, such as an FHA or VA insured loan, the insurer will lay out the criteria on whether to approve or reject a short sale offer.

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