Should you pay off your mortgage early? If you’ve come through the recent economic crisis in a position to be able to make additional payments on your home loan Middletown, this may sound like an attractive option. It’s a safe, conservative financial strategy that many find appealing after being put through the financial wringer the past few years.
But it still may not be the smart thing to do. True, the practice of making double payments or otherwise paying a extra on one’s mortgage each month was long considered a hallmark of sound financial planning. But that was a different era and today, what made sense in the past may no longer be your best course of action.
The reason for paying down your mortgage early, of course, is to save money. Making bigger payments now reduces the interest you’ll have to pay over the life of the loan, perhaps by tens of thousands of dollars. It also moves up the date you’ll own the home free and clear, and eliminating the monthly mortgage payment from your budget completely.
Mortgage tax benefits reduce effective savings
But how much are you actually saving? If you purchased or refinanced your home in the past few years, probably not much. Because mortgage interest is tax-deductable, it reduces the effective interest rate you’re paying by about one-quarter. So if you’re paying 6 percent interest, your effective rate is likely around 4.5 percent, perhaps lower.
What this means is that any additional money paid toward your mortgage is effectively earning you a return of 4.5 percent – money saved is money earned, literally. If you’re in a higher tax bracket, the figure could be even lower.
The fact is, there are any number of fairly conservative investment approaches where you can earn a better than 4.5 percent return. Although the stock market took a big hit in 2008, the historic rate of return since the 1950s has averaged nearly 11 percent a year, including the recent downturn. Including bonds or investing in funds that include stocks and bonds can help even out the sharp peaks. If you’re looking at an investment period of 20 years or more, investing will nearly always provide a better return.
This wasn’t necessarily the case 20 or 30 years ago, when mortgage rates Middletown were running around 10 percent or even higher. Back then, paying down your mortgage as quickly as possible made much more sense.
Retirement saving, other needs may be more important
One of the other downsides of paying off your mortgage early is that it may distract you from other financial needs, such as saving for retirement. Paying off your mortgage early won’t do you much good if you don’t have a solid income to help you enjoy your home in your golden years – and most people don’t save nearly enough.
An IRA or Roth IRA also offer tax advantages that effectively increase their earning power, just the opposite of what happens with the tax deductions on your mortgage interest, which effectively reduce the return you get on paying off your mortgage early.
Also, you shouldn’t look to accelerate your mortgage payoff Middletown at the cost of personal savings. Most people don’t have nearly enough of an emergency fund held in reserve and you can’t count on being able to tap home equity if you need to in an emergency – such as if you lose your job, which will make your lender suddenly reluctant to extend you credit.
It’s a good idea to have a savings reserve equal to six months’ expenses, or at least three months, to tide you through emergencies. The fund doesn’t even have to be in a savings account, you can have most of it tied up in mutual funds or other equities, provided that you can quickly convert them to cash if need be.
Wednesday, April 14, 2010
Low Mortgage Rates to Hang Around For Awhile
Midnight has struck. The low-interest coach is turning back into a pumpkin. Borrowers who did not refinance or purchase a home by stroke of twelve have lost forever their opportunity to get a handsome prince of an interest rate.
At least, that’s the popular perception of what’s happening now that the Fed has officially concluded its purchases of mortgage-backed securities. With the Fed out of the picture, the thinking goes, rates must surely rise as far and as fast as they fell when the Fed announced it would buy $1.25 trillion in mortgage securities, sending mortgage rate plummeting to record lows.
Fortunately, that seems to be turning out to be a fairy tale. Although many experts began 2010 convinced that interest rates Middletown would rapidly rise by one-half to a full percentage point once the Fed quit buying securities at the end of March, there’s been no indication of that happening.
In fact, as the deadline approached, 30-year interest rates continued to fluctuate just below the 5 percent mark, as tracked by Freddie Mac, with no sign of moving upward. And analysts are now predicting a much smaller rate increase over the coming months, perhaps around a quarter of a percent.
What happened? For starters, the Fed has been gradually reducing its purchases of mortgage securities as the end of the program neared, rather than simply cutting things off after March 30. That lessened the shock that would have occurred if it had simply pulled out all at once.
Investors moving in to take up slack
For another, by buying up such a huge chunk of the mortgages issued over the past year, the Fed has not only driven interest rates downward, it’s also crowded out many of the private investors who were interested in mortgage securities. These investors are now starting to come back into the market, but the pent-up demand is helping to keep a lid on rates, at least for now.
What does this mean for borrowers? It means you should still be able to get an exceptionally good interest rate on a mortgage Middletown, either to purchase a home or refinance an existing loan, for some time to come. On a historical basis, anything below 5.5 percent for a 30-year loan is unusually good; rates below 5 percent, such as we’ve seen over most of the past year, are nearly unheard of.
From the perspective of Spring 2010, a rate of 5.25 percent come July might not sound that attractive, but three years down the road, it may turn out to be a screamingly good deal. And on home loans Middletown, it’s the long term that matters.
At least, that’s the popular perception of what’s happening now that the Fed has officially concluded its purchases of mortgage-backed securities. With the Fed out of the picture, the thinking goes, rates must surely rise as far and as fast as they fell when the Fed announced it would buy $1.25 trillion in mortgage securities, sending mortgage rate plummeting to record lows.
Fortunately, that seems to be turning out to be a fairy tale. Although many experts began 2010 convinced that interest rates Middletown would rapidly rise by one-half to a full percentage point once the Fed quit buying securities at the end of March, there’s been no indication of that happening.
In fact, as the deadline approached, 30-year interest rates continued to fluctuate just below the 5 percent mark, as tracked by Freddie Mac, with no sign of moving upward. And analysts are now predicting a much smaller rate increase over the coming months, perhaps around a quarter of a percent.
What happened? For starters, the Fed has been gradually reducing its purchases of mortgage securities as the end of the program neared, rather than simply cutting things off after March 30. That lessened the shock that would have occurred if it had simply pulled out all at once.
Investors moving in to take up slack
For another, by buying up such a huge chunk of the mortgages issued over the past year, the Fed has not only driven interest rates downward, it’s also crowded out many of the private investors who were interested in mortgage securities. These investors are now starting to come back into the market, but the pent-up demand is helping to keep a lid on rates, at least for now.
What does this mean for borrowers? It means you should still be able to get an exceptionally good interest rate on a mortgage Middletown, either to purchase a home or refinance an existing loan, for some time to come. On a historical basis, anything below 5.5 percent for a 30-year loan is unusually good; rates below 5 percent, such as we’ve seen over most of the past year, are nearly unheard of.
From the perspective of Spring 2010, a rate of 5.25 percent come July might not sound that attractive, but three years down the road, it may turn out to be a screamingly good deal. And on home loans Middletown, it’s the long term that matters.
Can You Still Get an Interest-Only Loan?
There are a few places you may still be able to get an interest-only loan Middletown, despite Fannie and Freddie’s withdrawal from the market. Foremost among these are portfolio lenders who lend out their own money and don’t sell the loans to Fannie or Freddie in the first place. Many of these are also the lenders who underwrite jumbo loans (loans above Fannie and Freddie’s $730,000 maximum), so you may still be able to obtain one there.
Savings and Loan associations also tend to loan their own money and not resell their mortgages, so they may be an option for someone looking for an interest-only loan Middletown. Be aware, though, that you’re going to pay a hefty interest rate and down payment in order to qualify, as well as being able to demonstrate ample fiscal reserves. That way, if the property does lose value, the lender is covered against likely losses.
ARMs as an alternative
One option remains for borrowers seeking to minimize their mortgage payments and that’s an adjustable rate mortgage Middletown (ARM). Although these do involve paying down principal, they are available at considerably lower rates than a 30-year fixed-rate mortgage – possibly three-quarters to a full percent lower. With low rates that lock in for one to 10 years before resetting, these can be a good option for borrowers who don’t plan to occupy a home long-term.
Interest-only loans are a traditional mortgage tool and will likely make a gradual comeback as the housing market stabilizes and conditions return to historical norms. But in the meantime, options for very low-cost loans are limited unless you’re in a position to take advantage of specialty lenders.
Savings and Loan associations also tend to loan their own money and not resell their mortgages, so they may be an option for someone looking for an interest-only loan Middletown. Be aware, though, that you’re going to pay a hefty interest rate and down payment in order to qualify, as well as being able to demonstrate ample fiscal reserves. That way, if the property does lose value, the lender is covered against likely losses.
ARMs as an alternative
One option remains for borrowers seeking to minimize their mortgage payments and that’s an adjustable rate mortgage Middletown (ARM). Although these do involve paying down principal, they are available at considerably lower rates than a 30-year fixed-rate mortgage – possibly three-quarters to a full percent lower. With low rates that lock in for one to 10 years before resetting, these can be a good option for borrowers who don’t plan to occupy a home long-term.
Interest-only loans are a traditional mortgage tool and will likely make a gradual comeback as the housing market stabilizes and conditions return to historical norms. But in the meantime, options for very low-cost loans are limited unless you’re in a position to take advantage of specialty lenders.
Interest-Only Loans Soon to be Extinct
If you’re looking to purchase a home or refinance a mortgage Middletown, your options are getting a bit slimmer.
Interest-only loans, already a rarity after the collapse of the subprime mortgage market, are just about to dry up completely. They won’t totally disappear, but getting one will go from difficult to extremely hard.
Freddie, Fannnie backing out
What’s happening is that Freddie Mac and Fannie Mae, the government-supported secondary lenders who insure most of the mortgages made in the United States, have said they will no longer purchase interest-only loans after Fall 2010. Given the time it takes these developments to work through the system, you can expect that lenders are already starting to shut the pipeline down.
That’s too bad, because interest-only loans Middletown can be an effective financial tool for qualified borrowers who use them correctly. The problem was that, during the housing bubble, they were issued to many borrowers who could never afford them unless housing prices continued to increase. When the economy and housing market soured, many of loans defaulted and continue to do so.
Those losses are why Fannie and Freddie are getting out of the interest-only loan business. Many private lenders have already done so as well.
Advantages of an interest-only loan
At first glance, an interest-only loan may sound like a dumb idea. You take out a mortgage pay only the interest for the first few years, typically five or 10. At that point, the loan resets to a fully amortizing loan, meaning you have to pay off the entire principal, plus the interest, over the remaining 20 to 25 years of the loan. Naturally, that’s going to make your payments go through the roof.
But it can work quite well for some borrowers, particularly in a normal market where prices are stable or gradually appreciate. In particular, it can be a good choice for someone who doesn’t plan to stay in a home more than five or 10 years, and has no desire to ever own the home free and clear.
In that event, an interest-only loan Middletown can allow you to stay in the home for next to nothing – because mortgage interest is tax-deductable. Sophisticated investors sometimes use interest-only mortgages to allow them to invest their money elsewhere, rather than using part of it to pay down mortgage principal on a home they never plan to own outright.
Interest-only loans, already a rarity after the collapse of the subprime mortgage market, are just about to dry up completely. They won’t totally disappear, but getting one will go from difficult to extremely hard.
Freddie, Fannnie backing out
What’s happening is that Freddie Mac and Fannie Mae, the government-supported secondary lenders who insure most of the mortgages made in the United States, have said they will no longer purchase interest-only loans after Fall 2010. Given the time it takes these developments to work through the system, you can expect that lenders are already starting to shut the pipeline down.
That’s too bad, because interest-only loans Middletown can be an effective financial tool for qualified borrowers who use them correctly. The problem was that, during the housing bubble, they were issued to many borrowers who could never afford them unless housing prices continued to increase. When the economy and housing market soured, many of loans defaulted and continue to do so.
Those losses are why Fannie and Freddie are getting out of the interest-only loan business. Many private lenders have already done so as well.
Advantages of an interest-only loan
At first glance, an interest-only loan may sound like a dumb idea. You take out a mortgage pay only the interest for the first few years, typically five or 10. At that point, the loan resets to a fully amortizing loan, meaning you have to pay off the entire principal, plus the interest, over the remaining 20 to 25 years of the loan. Naturally, that’s going to make your payments go through the roof.
But it can work quite well for some borrowers, particularly in a normal market where prices are stable or gradually appreciate. In particular, it can be a good choice for someone who doesn’t plan to stay in a home more than five or 10 years, and has no desire to ever own the home free and clear.
In that event, an interest-only loan Middletown can allow you to stay in the home for next to nothing – because mortgage interest is tax-deductable. Sophisticated investors sometimes use interest-only mortgages to allow them to invest their money elsewhere, rather than using part of it to pay down mortgage principal on a home they never plan to own outright.
More Types of Lenders
Hard Money Lenders
If you can’t qualify through a portfolio lender, a hard money lender may be your option of last resort. Hard money lenders tend to be private individuals with money to lend, though they may be set up as business operations. Interest rates tend to be quite high – 12 percent is not uncommon – and down payments may be 30 percent and above. Hard money lenders are typically used for short-term loans that are expected to be repaid quickly, such as for investment property, rather than long-term amortizing loans Middletown for a home purchase.
Direct Lenders
Another term you may encounter is “direct lender.” A direct lender simply means a lender that originates its own home loans Middletown – either with its own funds or borrowed funds. It can therefore be either a mortgage banker or portfolio lender. It does not, therefore, act as an agent for a wholesale lender. Direct lenders are inevitably retail lenders as well, because they do not involve third parties or middlemen in making loans to consumers.
Correspondent Lenders
A final term you may hear is “correspondent lender.” Whereas some types of lenders are distinguished by the process leading up to the loan, correspondent lenders are defined by what happens after the loan is issued. Correspondent lenders work with an investor, called a sponsor, who purchases any mortgages they make that meet certain criteria.
Correspondent lenders earn their money by collecting a point or two when the mortgage is issued. Immediately selling the loan to a sponsor pretty much guarantees they’ll make money, since the correspondent no longer carries the risk for a default. However, the sponsor may decline the loan if it turns out not to meet the sponsor’s standards, in which case the correspondent must either find another investor or carry the loan itself.
Again, these terms are not always exclusive, but instead generally describe types of mortgage functions that various lenders may perform, sometimes at the same time. But understanding what each of these does can be a great help in understanding how the mortgage process Middletown works and form a basis for evaluating mortgage offers.
If you can’t qualify through a portfolio lender, a hard money lender may be your option of last resort. Hard money lenders tend to be private individuals with money to lend, though they may be set up as business operations. Interest rates tend to be quite high – 12 percent is not uncommon – and down payments may be 30 percent and above. Hard money lenders are typically used for short-term loans that are expected to be repaid quickly, such as for investment property, rather than long-term amortizing loans Middletown for a home purchase.
Direct Lenders
Another term you may encounter is “direct lender.” A direct lender simply means a lender that originates its own home loans Middletown – either with its own funds or borrowed funds. It can therefore be either a mortgage banker or portfolio lender. It does not, therefore, act as an agent for a wholesale lender. Direct lenders are inevitably retail lenders as well, because they do not involve third parties or middlemen in making loans to consumers.
Correspondent Lenders
A final term you may hear is “correspondent lender.” Whereas some types of lenders are distinguished by the process leading up to the loan, correspondent lenders are defined by what happens after the loan is issued. Correspondent lenders work with an investor, called a sponsor, who purchases any mortgages they make that meet certain criteria.
Correspondent lenders earn their money by collecting a point or two when the mortgage is issued. Immediately selling the loan to a sponsor pretty much guarantees they’ll make money, since the correspondent no longer carries the risk for a default. However, the sponsor may decline the loan if it turns out not to meet the sponsor’s standards, in which case the correspondent must either find another investor or carry the loan itself.
Again, these terms are not always exclusive, but instead generally describe types of mortgage functions that various lenders may perform, sometimes at the same time. But understanding what each of these does can be a great help in understanding how the mortgage process Middletown works and form a basis for evaluating mortgage offers.
Different Types of Lenders
Wholesale and Retail Lenders
Wholesale lenders are banks or other institutions that do not deal directly with consumers, but offer their loans through third parties such as mortgage brokers, credit unions, other banks, etc. Often, these are large banks that also have retail operations that work with consumers directly. Many large banks, such as Bank of America and Wells Fargo, have both wholesale and retail operations.
In this type of lending, the wholesale lender is the one that is actually making the loan and whose name typically appears on loan documents. The third party – bank, credit union, or mortgage broker – in most cases is simply acting as an agent in return for a fee.
Retail lenders are exactly what they sound like, lenders who issue mortgages directly to individual consumers. They may either lend their own money or may act as an agent for Again, retail lending may simply be one function offered by a larger financial institution, which may also offer commercial, institutional and wholesale lending, as well as a range of other financial services.
Warehouse Lenders
Somewhat similar to wholesale lenders are warehouse lenders. The key difference here is that, instead of providing loans through intermediaries, they lend money to banks or other mortgage lenders Middletown with which to issue their own loans, on their own terms. The warehouse lender is repaid when the mortgage lender sells the loan to investors.
Mortgage Bankers
Another distinction is between portfolio lenders and mortgage bankers. The vast majority of U.S. mortgage lenders Middletown are mortgage bankers, who don’t lend their own money, but borrow funds at short-term rates from warehouse lenders (see above) to cover the mortgages they issue. Once the mortgage is made, they sell it to investors and repay the short-term note. Those mortgages are usually sold through Fannie Mae and Freddie Mac, which allows those agencies to set the minimum underwriting standards for most mortgages issue in the United States.
Portfolio Lenders
Portfolio lenders, on the other hand, use their own money when making home loans Middletown, which they typically maintain on their own books, or “portfolio.” Because they don’t have to satisfy the demands of outside investors, they can set their own terms for the loans they issue.
This makes portfolio lenders a good choice for “niche” borrowers who don’t fit the typical lender profile – perhaps because they’re seeking a jumbo loan, are considering a unique property, have flawed credit but strong finances, or may be looking at investment property. You may pay higher rates for this service, but not always – because portfolio lenders tend to be very careful who they lend to, their rates are sometimes quite low.
Wholesale lenders are banks or other institutions that do not deal directly with consumers, but offer their loans through third parties such as mortgage brokers, credit unions, other banks, etc. Often, these are large banks that also have retail operations that work with consumers directly. Many large banks, such as Bank of America and Wells Fargo, have both wholesale and retail operations.
In this type of lending, the wholesale lender is the one that is actually making the loan and whose name typically appears on loan documents. The third party – bank, credit union, or mortgage broker – in most cases is simply acting as an agent in return for a fee.
Retail lenders are exactly what they sound like, lenders who issue mortgages directly to individual consumers. They may either lend their own money or may act as an agent for Again, retail lending may simply be one function offered by a larger financial institution, which may also offer commercial, institutional and wholesale lending, as well as a range of other financial services.
Warehouse Lenders
Somewhat similar to wholesale lenders are warehouse lenders. The key difference here is that, instead of providing loans through intermediaries, they lend money to banks or other mortgage lenders Middletown with which to issue their own loans, on their own terms. The warehouse lender is repaid when the mortgage lender sells the loan to investors.
Mortgage Bankers
Another distinction is between portfolio lenders and mortgage bankers. The vast majority of U.S. mortgage lenders Middletown are mortgage bankers, who don’t lend their own money, but borrow funds at short-term rates from warehouse lenders (see above) to cover the mortgages they issue. Once the mortgage is made, they sell it to investors and repay the short-term note. Those mortgages are usually sold through Fannie Mae and Freddie Mac, which allows those agencies to set the minimum underwriting standards for most mortgages issue in the United States.
Portfolio Lenders
Portfolio lenders, on the other hand, use their own money when making home loans Middletown, which they typically maintain on their own books, or “portfolio.” Because they don’t have to satisfy the demands of outside investors, they can set their own terms for the loans they issue.
This makes portfolio lenders a good choice for “niche” borrowers who don’t fit the typical lender profile – perhaps because they’re seeking a jumbo loan, are considering a unique property, have flawed credit but strong finances, or may be looking at investment property. You may pay higher rates for this service, but not always – because portfolio lenders tend to be very careful who they lend to, their rates are sometimes quite low.
Mortgage Brokers vs Mortgage Lenders
One of the most confusing parts of the mortgage process Middletown can be figuring out all the different kinds of lenders that deal in home loans and refinancing. There are direct lenders, retail lenders, mortgage brokers, portfolio lenders, correspondent lenders, wholesale lenders and others.
Many borrowers simply head right into the process and look for what appear to be reasonable terms without worrying about what kind of lender they’re dealing with. But if you want to be sure of getting the best deal, or are looking for a jumbo loan or have other special circumstances to address, understanding the different types of lenders involved can be a big help.
Explanations of some of the main types are provided below. These are not necessarily mutually exclusive - there is a fair amount of overlap among the various categories. For example, most portfolio lenders tend to be direct lenders as well. And many lenders are involved in more than one type of lending – such as a large bank that has both wholesale and retail lending operations.
Mortgage Lenders vs. Mortgage Brokers
A good place to start is with the difference between mortgage lenders and mortgage brokers.
Mortgage lenders Middletown are exactly that, the lenders that actually make the loan and provide the money used to buy a home or refinance an existing mortgage. They have certain criteria you have to meet in terms of creditworthiness and financial resources in order to qualify for a loan, and set their mortgage interest rates and other loan terms accordingly.
Mortgage brokers Middletown, on the other hand, don’t actually make loans. What they do is work with multiple lenders to find the one that will offer you the best rate and terms. When you take out the loan, you’re borrowing from the lender, not the broker, who simply acts as an agent.
Often, these are wholesale lenders (see below) who discount the rates they offer through brokers compared to what you’d get if you approached them directly as a retail customer. However, the broker then tacks on his or her own fee, which may equal the discount – where the customer usually saves money is by getting the best deal relative to other lenders.
Many borrowers simply head right into the process and look for what appear to be reasonable terms without worrying about what kind of lender they’re dealing with. But if you want to be sure of getting the best deal, or are looking for a jumbo loan or have other special circumstances to address, understanding the different types of lenders involved can be a big help.
Explanations of some of the main types are provided below. These are not necessarily mutually exclusive - there is a fair amount of overlap among the various categories. For example, most portfolio lenders tend to be direct lenders as well. And many lenders are involved in more than one type of lending – such as a large bank that has both wholesale and retail lending operations.
Mortgage Lenders vs. Mortgage Brokers
A good place to start is with the difference between mortgage lenders and mortgage brokers.
Mortgage lenders Middletown are exactly that, the lenders that actually make the loan and provide the money used to buy a home or refinance an existing mortgage. They have certain criteria you have to meet in terms of creditworthiness and financial resources in order to qualify for a loan, and set their mortgage interest rates and other loan terms accordingly.
Mortgage brokers Middletown, on the other hand, don’t actually make loans. What they do is work with multiple lenders to find the one that will offer you the best rate and terms. When you take out the loan, you’re borrowing from the lender, not the broker, who simply acts as an agent.
Often, these are wholesale lenders (see below) who discount the rates they offer through brokers compared to what you’d get if you approached them directly as a retail customer. However, the broker then tacks on his or her own fee, which may equal the discount – where the customer usually saves money is by getting the best deal relative to other lenders.
Recent Grads Can Get a Home!
Recent college or university graduates are not usually considered prime candidates for home ownership Middletown. But for those fortunate few for whom buying a home is a realistic possibility, there are a few programs available that can help you out.
For most new graduates, buying a home is one of the furthest things from their minds. Many have massive debt loads from student loans and are taking low-paying entry level jobs in their chosen fields. In the current economy, many are even moving back home with their parents until they can afford a place of their own.
But for some, post-graduation is an attractive time to buy a home. Many young people get married during the year after graduating, and are looking to set up a household, with two incomes to pay the bills. Those who have completed graduate school may have secured a well-paying, professional position they intend to remain in for some time and often have relatively little student debt, owing to paying their way through school on graduate assistantships.
State mortgage Middletown help for grads
Other states may offer similar programs; check with your state housing authority or department of higher education.
Special deals for alumini
In some areas, mortgage lenders offer special deals for graduates of area schools. For example, MFG Mortgage Services in Reno, Nev. offers a 25 percent reduction in its mortgage origination fee for graduates of the University of Nevada-Reno. Graduates of The College of New Jersey can save $500 off closing costs by getting their mortgage through Fairway Independent Mortgage of Sun Prairie, Wis.
Another way to save on a home loan Middletown is through your university credit union. Even if you didn’t join as a student, most university credit unions are still open to alumni, and may offer better mortgage terms than you can find on the commercial market, as well as offering special programs for alumni.
And don’t forget about your alumni association. Many alumni groups have arranged for special insurance rates for their members, which can add up to several hundred dollars a year on home insurance.
For most new graduates, buying a home is one of the furthest things from their minds. Many have massive debt loads from student loans and are taking low-paying entry level jobs in their chosen fields. In the current economy, many are even moving back home with their parents until they can afford a place of their own.
But for some, post-graduation is an attractive time to buy a home. Many young people get married during the year after graduating, and are looking to set up a household, with two incomes to pay the bills. Those who have completed graduate school may have secured a well-paying, professional position they intend to remain in for some time and often have relatively little student debt, owing to paying their way through school on graduate assistantships.
State mortgage Middletown help for grads
Other states may offer similar programs; check with your state housing authority or department of higher education.
Special deals for alumini
In some areas, mortgage lenders offer special deals for graduates of area schools. For example, MFG Mortgage Services in Reno, Nev. offers a 25 percent reduction in its mortgage origination fee for graduates of the University of Nevada-Reno. Graduates of The College of New Jersey can save $500 off closing costs by getting their mortgage through Fairway Independent Mortgage of Sun Prairie, Wis.
Another way to save on a home loan Middletown is through your university credit union. Even if you didn’t join as a student, most university credit unions are still open to alumni, and may offer better mortgage terms than you can find on the commercial market, as well as offering special programs for alumni.
And don’t forget about your alumni association. Many alumni groups have arranged for special insurance rates for their members, which can add up to several hundred dollars a year on home insurance.
Can Your Job Give You a Discount?
Can you get special assistance or qualify for a low-cost mortgage New Jersey based on the type of job you have? Does working as a teacher, nurse, police officer, firefighter or other career in public service let you qualify for special mortgage programs not available to other borrowers?
Well yes – and no. In reality, there are almost no mortgage programs specifically targeted at certain professions that aren’t available to the general public. But that’s not to say there aren’t any – or that there aren’t certain advantages that teachers, cops and other have when shopping for a mortgage.
A search on the Internet will easily turn up tons of special mortgage offers targeted at these professions. Searching for “mortgages for teachers” or “mortgages for nurses” will turn up page after page of mortgage promotions directed at these professions.
Stable employment = good loan risk
However, almost none of these are actually special mortgage programs New Jersey designed for those professions. Instead, teachers, nurses, firefighter, police, professors, state employees and others in institutional careers share certain characteristics that make them attractive customers for mortgage companies – so many of them design special appeals aimed at people in those jobs.
What those careers share are stable employment prospects and income. Unlike salespeople, factory workers, managers or others in the private sector, people in institutional jobs tend to be at very low risk of being laid off or fired – and often stay with the same employer for many years. Their incomes tend to be stable as well, unlike, for example, a salesperson or small business owner.
All this makes them very safe candidates for a mortgage loan New Jersey. And that’s what can enable you to get attractive terms on a mortgage, rather than a special program aimed at your profession.
HUD Good Neighbor Program
One major exception to this rule is HUD’s (U.S. Department of Housing and Urban Development) Good Neighbor Next Door Program. This program does offer huge discounts for K-12 teachers, law enforcement personnel, firefighters and emergency medical technicians who purchase HUD properties in specific areas.
The incentives are considerable. The program allows you to purchase a home at 50 percent off the appraised value with only a $100 down payment. The catch is that the property has to be a foreclosed home reclaimed by HUD and located in a “designated revitalization area.” These areas tend to be less desirable than other areas, with elevated rates of vacant properties and crime, but are considered potentially attractive to young people looking for areas that may rebound.
Well yes – and no. In reality, there are almost no mortgage programs specifically targeted at certain professions that aren’t available to the general public. But that’s not to say there aren’t any – or that there aren’t certain advantages that teachers, cops and other have when shopping for a mortgage.
A search on the Internet will easily turn up tons of special mortgage offers targeted at these professions. Searching for “mortgages for teachers” or “mortgages for nurses” will turn up page after page of mortgage promotions directed at these professions.
Stable employment = good loan risk
However, almost none of these are actually special mortgage programs New Jersey designed for those professions. Instead, teachers, nurses, firefighter, police, professors, state employees and others in institutional careers share certain characteristics that make them attractive customers for mortgage companies – so many of them design special appeals aimed at people in those jobs.
What those careers share are stable employment prospects and income. Unlike salespeople, factory workers, managers or others in the private sector, people in institutional jobs tend to be at very low risk of being laid off or fired – and often stay with the same employer for many years. Their incomes tend to be stable as well, unlike, for example, a salesperson or small business owner.
All this makes them very safe candidates for a mortgage loan New Jersey. And that’s what can enable you to get attractive terms on a mortgage, rather than a special program aimed at your profession.
HUD Good Neighbor Program
One major exception to this rule is HUD’s (U.S. Department of Housing and Urban Development) Good Neighbor Next Door Program. This program does offer huge discounts for K-12 teachers, law enforcement personnel, firefighters and emergency medical technicians who purchase HUD properties in specific areas.
The incentives are considerable. The program allows you to purchase a home at 50 percent off the appraised value with only a $100 down payment. The catch is that the property has to be a foreclosed home reclaimed by HUD and located in a “designated revitalization area.” These areas tend to be less desirable than other areas, with elevated rates of vacant properties and crime, but are considered potentially attractive to young people looking for areas that may rebound.
Saturday, April 10, 2010
Reasons to Use a Mortgage Broker
For many people, mortgage payments are their single largest expense. Yet, when financing a home, most homebuyers don’t comparison shop to ensure they’re getting the best mortgage rate Reevytown and terms available. This mistake can cost homeowners tens of thousands of dollars over the course of their mortgage.
Here are seven ways mortgage brokers Reevytown can help:
Access to competitive rates
Brokers deal with multiple competing lenders and can often access exclusive rates. Based on the number of mortgages brokers complete each year, they also have the power to negotiate rate discounts from lenders, which can be passed on to their clients.
A free service
Mortgage brokers’ services are typically available at no cost to consumers. Brokers are paid by the lender selected by their clients.
Knowledgeable advice
Brokers offer consultative service, advice and solutions that are customized to each client’s needs. And unlike banks, brokers work for you.
Speed and convenience
Brokers will work around a client’s schedule to make the transaction as easy and convenient as possible.
Pre-qualification
Whether you’re shopping for a new home or refinancing your existing mortgage, a broker can help you obtain a pre-approved mortgage, often with up to a 120-day interest rate guarantee.
Preserved credit rating
When you shop for a mortgage, there is an accumulation of lender inquiries on your credit bureau report, possibly affecting your credit rating and, ultimately, the rate and terms of your mortgage. This isn’t the case with a mortgage broker Reevytown, who only does one inquiry yet can still get many competing lenders to quote on your business.
Here are seven ways mortgage brokers Reevytown can help:
Access to competitive rates
Brokers deal with multiple competing lenders and can often access exclusive rates. Based on the number of mortgages brokers complete each year, they also have the power to negotiate rate discounts from lenders, which can be passed on to their clients.
A free service
Mortgage brokers’ services are typically available at no cost to consumers. Brokers are paid by the lender selected by their clients.
Knowledgeable advice
Brokers offer consultative service, advice and solutions that are customized to each client’s needs. And unlike banks, brokers work for you.
Speed and convenience
Brokers will work around a client’s schedule to make the transaction as easy and convenient as possible.
Pre-qualification
Whether you’re shopping for a new home or refinancing your existing mortgage, a broker can help you obtain a pre-approved mortgage, often with up to a 120-day interest rate guarantee.
Preserved credit rating
When you shop for a mortgage, there is an accumulation of lender inquiries on your credit bureau report, possibly affecting your credit rating and, ultimately, the rate and terms of your mortgage. This isn’t the case with a mortgage broker Reevytown, who only does one inquiry yet can still get many competing lenders to quote on your business.
Get a Mortgage Broker
For most homebuyers, buying a home is the largest financial decision they will make in their lifetime. Yet, consumers across the country are more likely to painstakingly review dozens of investment possibilities for their portfolios than to scrutinize their mortgage choices. The mortgage world - like the investment world - can sometimes be confusing. There is a vast array of choices - open, closed, fixed, floating, long or short amortization, prepayment options, portability... and of course, the rate itself.
Making the right mortgage decision Reevytown can have a huge financial impact over the long term. Many homebuyershave an investment advisor to help them sort through their choices. Now, homebuyersare also beginning to turn to mortgage brokers to help them make better mortgage decisions. Homebuyersare just now catching up with their counterparts where mortgage brokers already arrange approximately 70 per cent of mortgages for U.S. properties.
So what is a mortgage broker Reevytown? The role of a mortgage broker is to understand your mortgage needs, seek out the best options for your situation, and guide you through the lending process. A mortgage broker does not work for any individual institution or lender, but is independent, and has up-to-the-minute loan rates for a wide array of banks and other lending institutions.
There was a time when the banks exercised the view that they "owned" their customers, and mortgage brokers were perceived only as a last resort for home buyers with poor credit history. But times have changed, and home buyers in every bracket are learning they can benefit from the professional advice of a mortgage broker.
A good investment advisor can make you thousands of dollars. But a good mortgage broker will SAVE you thousands of dollars. Whether you are buying a home or renewing a mortgage, consider making a mortgage broker Reevytown part of your financial plan this year.
Making the right mortgage decision Reevytown can have a huge financial impact over the long term. Many homebuyershave an investment advisor to help them sort through their choices. Now, homebuyersare also beginning to turn to mortgage brokers to help them make better mortgage decisions. Homebuyersare just now catching up with their counterparts where mortgage brokers already arrange approximately 70 per cent of mortgages for U.S. properties.
So what is a mortgage broker Reevytown? The role of a mortgage broker is to understand your mortgage needs, seek out the best options for your situation, and guide you through the lending process. A mortgage broker does not work for any individual institution or lender, but is independent, and has up-to-the-minute loan rates for a wide array of banks and other lending institutions.
There was a time when the banks exercised the view that they "owned" their customers, and mortgage brokers were perceived only as a last resort for home buyers with poor credit history. But times have changed, and home buyers in every bracket are learning they can benefit from the professional advice of a mortgage broker.
A good investment advisor can make you thousands of dollars. But a good mortgage broker will SAVE you thousands of dollars. Whether you are buying a home or renewing a mortgage, consider making a mortgage broker Reevytown part of your financial plan this year.
ARMs a Good Investment?
One of the most innovative mortgages we've seen in a very long time is a new adjustable-rate mortgage Reevytown with some very compelling features. First, it's based on an institutional rate benchmark known as Bankers Acceptance. Most of us are familiar with the rate benchmark - and we are accustomed to assessing mortgage rates based on it. The BA, on the other hand, is the rate at which banks will lend money to one another - and it's typically a lower rate (sometimes much lower) than the prime rate offered to a bank's best customers. The new BA-based mortgage - compared to the best prime-based mortgage available - could have saved a mortgage client a bundle over the last several years, primarily because the prime rate tends to be "stickier" in an environment where rates are falling. Often, the more fluid, market-based BA rates deliver the rate change more quickly. The BA rate is no trade secret, by the way; pick up a copy of your favourite financial paper and look for the published money rates to find the Bankers Acceptance Rate.
But the attractive rate structure is not the only perk. The same BA-based mortgage - so welldesigned to help clients wring the last quarter point from their mortgage rate - now also comes with a rate cap which guarantees that your rate will never climb higher than 2.15% above the starting base rate - no matter what happens to rates during your mortgage term. There's no worry about locking in too high because the rate is always adjustable down.
Only the ceiling is fixed. It's a homebuyers' dream:
A mortgage with limited upside and unlimited downside. If you're thinking about buying a home this year, or you haven't had your mortgage reviewed in the last several months, take the opportunity to get an expert assessment of your many options from a mortgage professional Reevytown. It could be the best investment you'll make this year!
But the attractive rate structure is not the only perk. The same BA-based mortgage - so welldesigned to help clients wring the last quarter point from their mortgage rate - now also comes with a rate cap which guarantees that your rate will never climb higher than 2.15% above the starting base rate - no matter what happens to rates during your mortgage term. There's no worry about locking in too high because the rate is always adjustable down.
Only the ceiling is fixed. It's a homebuyers' dream:
A mortgage with limited upside and unlimited downside. If you're thinking about buying a home this year, or you haven't had your mortgage reviewed in the last several months, take the opportunity to get an expert assessment of your many options from a mortgage professional Reevytown. It could be the best investment you'll make this year!
Can You Get Perks Out of an ARM?
These are heavy days for homeowners. If you've been in your home even a few years, you've probably already enjoyed a modest climb in the value of your home. Even if you don't intend to sell, it's good to know that your real estate investment is doing well. But we're also enjoying an environment in which mortgage rates Reevytown have reached historic lows.
That combination -- strong valuations and low mortgage rates -- has an unprecedented number of homeowners looking for ways to capitalize on the great opportunities available to them.
Whether it's to buy their first home, trade up, or take equity back out of their homes, homeowners are jumping at the opportunity to borrow at today's rock-bottom rates.
While many homebuyers are reconsidering the value of fixed-rate mortgages to lock in those low rates, you should keep in mind that adjustable-rate mortgages Reevytown - the darling of the dropping rate trend - can still offer real value to homeowners. It's a matter of finding the right combination of mortgage features and options.
As banks have been joined by other lending institutions, we have seen our menu of New Jersey mortgage options grow accordingly - with some innovative new mortgage types now available to help homeowners take advantage of today's unusual opportunities.
That combination -- strong valuations and low mortgage rates -- has an unprecedented number of homeowners looking for ways to capitalize on the great opportunities available to them.
Whether it's to buy their first home, trade up, or take equity back out of their homes, homeowners are jumping at the opportunity to borrow at today's rock-bottom rates.
While many homebuyers are reconsidering the value of fixed-rate mortgages to lock in those low rates, you should keep in mind that adjustable-rate mortgages Reevytown - the darling of the dropping rate trend - can still offer real value to homeowners. It's a matter of finding the right combination of mortgage features and options.
As banks have been joined by other lending institutions, we have seen our menu of New Jersey mortgage options grow accordingly - with some innovative new mortgage types now available to help homeowners take advantage of today's unusual opportunities.
Who Can Get a Reverse Mortgage?
Who qualifies for a Reverse Mortgage Reevytown?
All titleholders must be 62 or older and own a home with some equity. There are no income or credit qualifications. Existing mortgages or liens must be paid off, but are often paid with proceeds from the Reverse. The homeowner must also remain current on insurance and property taxes, but these can also be paid with proceeds from the Reverse.
How can a borrower use the money?
The funds can be used for any purpose from making ends meet to living retirement dreams. The top reasons for funds used given typically by borrowers are:
•Paying off debts, primarily mortgage and credit cards
•Home repairs and remodeling
•Living expenses
•Travel
•Health care or long-term care
•Easing the financial burden on children
•Education
•Hobbies
•Escalating property taxes
The amount available depends on the borrower’s age, the value of the home, interest rates and local FHA lending limits. Older borrowers can receive a higher percentage of their equity than younger borrowers. Funds can be received in a lump sum, a monthly payment or a line of credit.
What are the costs?
As with most any loan product, there are origination fees and closing costs, but they can be paid from the proceeds of the Reverse Mortgage Reevytown. HECM loans also have a charge for the FHA’s Mortgage Insurance Premium (MIP). There are usually no out-of-pocket costs to the borrower.
What consumer protections are in place?
Reverse Mortgages Reevytown are non-recourse consumer loans – the loan payoff can never exceed the value of the home. To get a Reverse Mortgage, the customer must attend a mandatory counseling session and review their financial situation with a trained, professional Reverse Mortgage counselor. Many of the counselors are certified by the AARP. The counselor ensures that they understand the transaction, the costs and their other alternatives.
All titleholders must be 62 or older and own a home with some equity. There are no income or credit qualifications. Existing mortgages or liens must be paid off, but are often paid with proceeds from the Reverse. The homeowner must also remain current on insurance and property taxes, but these can also be paid with proceeds from the Reverse.
How can a borrower use the money?
The funds can be used for any purpose from making ends meet to living retirement dreams. The top reasons for funds used given typically by borrowers are:
•Paying off debts, primarily mortgage and credit cards
•Home repairs and remodeling
•Living expenses
•Travel
•Health care or long-term care
•Easing the financial burden on children
•Education
•Hobbies
•Escalating property taxes
The amount available depends on the borrower’s age, the value of the home, interest rates and local FHA lending limits. Older borrowers can receive a higher percentage of their equity than younger borrowers. Funds can be received in a lump sum, a monthly payment or a line of credit.
What are the costs?
As with most any loan product, there are origination fees and closing costs, but they can be paid from the proceeds of the Reverse Mortgage Reevytown. HECM loans also have a charge for the FHA’s Mortgage Insurance Premium (MIP). There are usually no out-of-pocket costs to the borrower.
What consumer protections are in place?
Reverse Mortgages Reevytown are non-recourse consumer loans – the loan payoff can never exceed the value of the home. To get a Reverse Mortgage, the customer must attend a mandatory counseling session and review their financial situation with a trained, professional Reverse Mortgage counselor. Many of the counselors are certified by the AARP. The counselor ensures that they understand the transaction, the costs and their other alternatives.
Reverse Mortgages?
Seniors today often live with a great deal of financial uncertainty. The retirement they imagined may not be consistent with the reality they face.
Incomes are flat or declining, living and medical expenses are higher than ever and few income boosting alternatives exist. Even those who have heard about Reverse Mortgages Reevytown may be unsure about how they work or what questions to ask. As they search for information, they often turn to their financial institution for guidance and information. By becoming familiar with the product, you can be an even more valuable resource to your clients providing them with income supplementing alternatives to drawing down assets.
What is a Reverse Mortgage?
A Reverse Mortgage Reevytown is a special type of loan that allows a homeowner to convert a portion of the equity in their home into cash they can access. The funds are not taxable to the homeowner and typically don’t interfere with eligibility for Social Security or Medicare benefits. (However, in the federal Supplemental Security Income program, beneficiaries must keep their liquid resources under certain limits.) The customer retains title to the home as well as right to any appreciation in home value when the loan terminates after it is paid off. The loan remains in force until the last titleholder dies, permanently leaves the home or sells the property; the borrower can't be forced to sell or move by the lender. The loan may be repaid at any time. But unlike a traditional home equity loan or second mortgage, no monthly payments are required. Instead of putting further pressure on an already stretched budget, a Reverse Mortgage can free a senior homeowner of monthly debt obligations.
Most Reverse Mortgages Reevytown today are Home Equity Conversion Mortgages (HECMs) and are FHA-insured and guaranteed. Because HECMs are subject to FHA lending limits, proprietary products have also been developed to help homeowners with properties in excess of the FHA lending limits.
Incomes are flat or declining, living and medical expenses are higher than ever and few income boosting alternatives exist. Even those who have heard about Reverse Mortgages Reevytown may be unsure about how they work or what questions to ask. As they search for information, they often turn to their financial institution for guidance and information. By becoming familiar with the product, you can be an even more valuable resource to your clients providing them with income supplementing alternatives to drawing down assets.
What is a Reverse Mortgage?
A Reverse Mortgage Reevytown is a special type of loan that allows a homeowner to convert a portion of the equity in their home into cash they can access. The funds are not taxable to the homeowner and typically don’t interfere with eligibility for Social Security or Medicare benefits. (However, in the federal Supplemental Security Income program, beneficiaries must keep their liquid resources under certain limits.) The customer retains title to the home as well as right to any appreciation in home value when the loan terminates after it is paid off. The loan remains in force until the last titleholder dies, permanently leaves the home or sells the property; the borrower can't be forced to sell or move by the lender. The loan may be repaid at any time. But unlike a traditional home equity loan or second mortgage, no monthly payments are required. Instead of putting further pressure on an already stretched budget, a Reverse Mortgage can free a senior homeowner of monthly debt obligations.
Most Reverse Mortgages Reevytown today are Home Equity Conversion Mortgages (HECMs) and are FHA-insured and guaranteed. Because HECMs are subject to FHA lending limits, proprietary products have also been developed to help homeowners with properties in excess of the FHA lending limits.
The Value of Your Mortgage
If you are like most homeowners, you are focused -for good reason - on finding the best possible rate for your mortgage. Your mortgage broker Reevytown can offer you the best range of rate options and terms. If a mortgage broker can get you one per cent off the posted rate, that could translate into more than $13,000 in interest per $100,000 borrowed over a 25-year amortization schedule. If, however, you believe that most mortgage rates are basically the same from one institution to the next, then consider the fact that even an eighth of a point difference in the rate can offer significant savings over the duration of your mortgage.
But it's also important to look beyond the rate. There are other ways to find savings in your mortgage. Your mortgage broker Reevytown is up-to-date on market trends and new opportunities... as well as some of the tried-and-true ways to save money in a mortgage.
Do you get an annual bonus in your job? You may want to use that bonus to pay down the principal of your mortgage. If you pursue this strategy consistently over the life of your mortgage, you could save thousands of dollars in interest by paying your mortgage off sooner.
Are you paid bi-weekly or bi-monthly? Consider a change from the usual monthly mortgage payment. Set up your mortgage payment schedule to coincide with your pay period. Again, you can shave years off your mortgage, and enjoy thousands of dollars in savings.
In the coming weeks, we'll look at some of these savings opportunities in more detail. In the meantime, consider the old penny proverb again. How much is your time worth? Time savings is one of the key, unexpected benefits that clients say they have enjoyed when they choose to work with a mortgage broker Reevytown. Above all, a mortgage broker is an expert in customer service, and that means that your broker looks after every detail of your mortgage research and negotiations on your behalf.
But it's also important to look beyond the rate. There are other ways to find savings in your mortgage. Your mortgage broker Reevytown is up-to-date on market trends and new opportunities... as well as some of the tried-and-true ways to save money in a mortgage.
Do you get an annual bonus in your job? You may want to use that bonus to pay down the principal of your mortgage. If you pursue this strategy consistently over the life of your mortgage, you could save thousands of dollars in interest by paying your mortgage off sooner.
Are you paid bi-weekly or bi-monthly? Consider a change from the usual monthly mortgage payment. Set up your mortgage payment schedule to coincide with your pay period. Again, you can shave years off your mortgage, and enjoy thousands of dollars in savings.
In the coming weeks, we'll look at some of these savings opportunities in more detail. In the meantime, consider the old penny proverb again. How much is your time worth? Time savings is one of the key, unexpected benefits that clients say they have enjoyed when they choose to work with a mortgage broker Reevytown. Above all, a mortgage broker is an expert in customer service, and that means that your broker looks after every detail of your mortgage research and negotiations on your behalf.
Your Mortgage Savings
"A penny saved is a penny earned"... or so the old proverb goes. Of course, the value of a penny has changed somewhat from the time when your mother offered her wisdom on the value of keeping what you earn. Today, you could save thousands of dollars by simply making the right mortgage decision. If you're like most homeowners, your home mortgage Reevytown is a goldmine of potential savings.
In the past few articles, we've talked about the importance of your mortgage as one of your most significant financial decisions. We've explored the value of seeking the advice of a mortgage professional -whether you're buying a home or renewing an existing mortgage.
Today, let's take a look at the bottom line: the savings you can enjoy by making the right home mortgage Reevytown decisions.
It is the primary role of a mortgage broker Reevytown to find you the right product for your personal situation. A mortgage broker is a financial professional and - like your investment advisor - he or she will want to understand your personal situation and payment preferences. Your mortgage broker has access to a broad spectrum of lending institutions, so you can do some valuable comparison shopping for the right combination of features, rates and mortgage options.
All these choices offer you substantial opportunities to save money over the life of your mortgage.
In the past few articles, we've talked about the importance of your mortgage as one of your most significant financial decisions. We've explored the value of seeking the advice of a mortgage professional -whether you're buying a home or renewing an existing mortgage.
Today, let's take a look at the bottom line: the savings you can enjoy by making the right home mortgage Reevytown decisions.
It is the primary role of a mortgage broker Reevytown to find you the right product for your personal situation. A mortgage broker is a financial professional and - like your investment advisor - he or she will want to understand your personal situation and payment preferences. Your mortgage broker has access to a broad spectrum of lending institutions, so you can do some valuable comparison shopping for the right combination of features, rates and mortgage options.
All these choices offer you substantial opportunities to save money over the life of your mortgage.
Your Jumbo Mortgage Loan
Jumbo mortgages Reevytown are not so different from standard mortgages but there are a few key things that are worth looking in to.
Jumbo Mortgage Loans
A jumbo mortgage loan Reevytown is a loan taken for property that is high-priced.. In Colorado, as in most of the U.S., a jumbo mortgage loan is any mortgage that exceeds $417,000 - the limit set by Fannie Mae and Freddie Mac for conforming loans.
Fannie Mae and Freddie Mac, the two agencies that buy the majority of real estate mortgages, will not finance loans greater than $417,000 in most states; however Alaska, Hawaii, and a couple others are exceptions. Therefore, the large jumbo mortgage loans are sold to other investments, often banks and insurance companies, and so a jumbo mortgage loan falls into a different category. Rates for a jumbo mortgage are also higher than conforming loans because there is more risk involved.
What This Means for Jumbo Mortgage Interest
The size of a jumbo mortgage loan Reevytown means there is more to lose. The size, coupled with other factors, results in somewhat higher jumbo mortgage rates than those carried by conforming loans. Since percentage points on jumbo mortgage rages can mean sizable payment differences, buyers should shop around for a good lender when applying for a jumbo mortgage loan in order to find the best rate. Buyers should shop around for a good lender when applying for a jumbo mortgage loan in order to find the best rate.
In truth, jumbo mortgage interest rates are only one thing to consider when shopping for a jumbo mortgage. There are additional fees and closing costs to be considered that could even out the difference in jumbo mortgage rates. Sometimes, the company with the jumbo mortgage rates is actually the cheapest, all things considered.
Also, buyers shopping for good jumbo mortgage interest rates need to consider their goals, plans, and all of their options. Like conforming mortgages, jumbo mortgages are offered in a variety product lines. Buyers have the option of taking out loans with adjustable jumbo mortgage rates with 3 or 5 year locked rates that adjust after that period, or 15 or 30 year fixed jumbo mortgage rates that never change.
Deciding which type of product (variable or fixed jumbo mortgage interest rate) is better for you depends on whether you plan to stay in the home for more than that locked 3-5 year period, or whether you will refinance the loan within 3-5 years anyway.
Jumbo Mortgage Loans
A jumbo mortgage loan Reevytown is a loan taken for property that is high-priced.. In Colorado, as in most of the U.S., a jumbo mortgage loan is any mortgage that exceeds $417,000 - the limit set by Fannie Mae and Freddie Mac for conforming loans.
Fannie Mae and Freddie Mac, the two agencies that buy the majority of real estate mortgages, will not finance loans greater than $417,000 in most states; however Alaska, Hawaii, and a couple others are exceptions. Therefore, the large jumbo mortgage loans are sold to other investments, often banks and insurance companies, and so a jumbo mortgage loan falls into a different category. Rates for a jumbo mortgage are also higher than conforming loans because there is more risk involved.
What This Means for Jumbo Mortgage Interest
The size of a jumbo mortgage loan Reevytown means there is more to lose. The size, coupled with other factors, results in somewhat higher jumbo mortgage rates than those carried by conforming loans. Since percentage points on jumbo mortgage rages can mean sizable payment differences, buyers should shop around for a good lender when applying for a jumbo mortgage loan in order to find the best rate. Buyers should shop around for a good lender when applying for a jumbo mortgage loan in order to find the best rate.
In truth, jumbo mortgage interest rates are only one thing to consider when shopping for a jumbo mortgage. There are additional fees and closing costs to be considered that could even out the difference in jumbo mortgage rates. Sometimes, the company with the jumbo mortgage rates is actually the cheapest, all things considered.
Also, buyers shopping for good jumbo mortgage interest rates need to consider their goals, plans, and all of their options. Like conforming mortgages, jumbo mortgages are offered in a variety product lines. Buyers have the option of taking out loans with adjustable jumbo mortgage rates with 3 or 5 year locked rates that adjust after that period, or 15 or 30 year fixed jumbo mortgage rates that never change.
Deciding which type of product (variable or fixed jumbo mortgage interest rate) is better for you depends on whether you plan to stay in the home for more than that locked 3-5 year period, or whether you will refinance the loan within 3-5 years anyway.
Friday, March 19, 2010
Tips to Buying a Home
1.Shop, Shop, Shop: Do not just jump on the first mortgage offer that seems remotely appealing. If you have nothing to compare it to, then how do know it is a great deal? Shop several lenders before you make a move on establishing your mortgage. Try to obtain at least comparisons so that you will be able to determine what the average pricing should be for your mortgage.
2.Don't Take the Bait: If something sounds too good to be true, then most likely it probably is too good to be true. Do not let yourself be drawn into a home mortgage New Jersey based solely on one appealing factor, such as a low introductory rate. Remember that introductory means that it will change after some determined period of time.
3.Think Small: Do not just limit yourself to the big national lenders. Consider local and community banks that offer mortgage lending New Jersey. If you are a member of a credit union, there may be benefits to you for doing your loan through them. Try to include a couple of different types of lenders n your comparison shopping to see what the difference may actually be.
4.Read, Learn & Listen: Gain your own knowledge about mortgages. Learn how interest rates are set, how mortgage brokers are paid, and what standard mortgage fees are so that you aren't gullible. Gullible mortgage shoppers can find themselves getting ripped off.
5.Consider A Professional: Consider hiring a mortgage broker New Jersey. They have the resources to shop your loan a lot faster and easier than you will be able to. They do this in return for a small fee paid by you directly or it is figured into the costs that the lender charges you for processing your mortgage. It pays off in the long-run to save a lot of time and hassle on your part to go down the mortgage road with a professional.
These are just a few mortgage tips to get you started. Use them as a guideline when you are on your mortgage shopping expedition. Good luck, and happy shopping!
2.Don't Take the Bait: If something sounds too good to be true, then most likely it probably is too good to be true. Do not let yourself be drawn into a home mortgage New Jersey based solely on one appealing factor, such as a low introductory rate. Remember that introductory means that it will change after some determined period of time.
3.Think Small: Do not just limit yourself to the big national lenders. Consider local and community banks that offer mortgage lending New Jersey. If you are a member of a credit union, there may be benefits to you for doing your loan through them. Try to include a couple of different types of lenders n your comparison shopping to see what the difference may actually be.
4.Read, Learn & Listen: Gain your own knowledge about mortgages. Learn how interest rates are set, how mortgage brokers are paid, and what standard mortgage fees are so that you aren't gullible. Gullible mortgage shoppers can find themselves getting ripped off.
5.Consider A Professional: Consider hiring a mortgage broker New Jersey. They have the resources to shop your loan a lot faster and easier than you will be able to. They do this in return for a small fee paid by you directly or it is figured into the costs that the lender charges you for processing your mortgage. It pays off in the long-run to save a lot of time and hassle on your part to go down the mortgage road with a professional.
These are just a few mortgage tips to get you started. Use them as a guideline when you are on your mortgage shopping expedition. Good luck, and happy shopping!
How do Mortgages Work?
The American dream is the belief that, through hard work, courage, and determination, each individual can achieve financial prosperity. Most people interpret this to mean a successful career, upward mobility, and owning a home, a car, and a family with 2.5 children and a dog.
The core of this dream is based on owning a home. Since your house is likely to be the largest financial obligation you'll ever have, mortgages New Jersey were created to assist you in paying for it. A mortgage loan is simply a long-term loan given by a bank or other lending institution that is secured by a specific piece of real estate. If you fail to make timely payments, the lender can repossess the property.
Because houses tend to be expensive - as are the loans to pay for them - banks allow you to repay them over extended periods of time, known as the "term". Terms can range anywhere from between 10 to 30 years. Shorter terms may have lower interest rates than their comparable long-term brothers. However, longer-term loans may offer the advantage of having lower monthly payments, because you're taking more time to pay off the debt.
In the old days, a nearby savings and loan might lend you money to purchase your home if it had enough cash lying around from its deposits. Nowadays, the money for home loans New Jersey primarily comes from three major institutions: The Federal National Mortgage Association, known as Fannie Mae; the Federal Home Loan Mortgage Corporation (known as Freddie Mac); and the Government National Mortgage Association (known as Ginnie Mae). The bank that holds your loan is responsible primarily for "servicing" it.
When you have a mortgage loan New Jersey, your monthly payment will generally include the following:
•An amount for the principal amount of the balance
•An amount for interest owed on that balance
•Real estate taxes
•Homeowner's insurance
The core of this dream is based on owning a home. Since your house is likely to be the largest financial obligation you'll ever have, mortgages New Jersey were created to assist you in paying for it. A mortgage loan is simply a long-term loan given by a bank or other lending institution that is secured by a specific piece of real estate. If you fail to make timely payments, the lender can repossess the property.
Because houses tend to be expensive - as are the loans to pay for them - banks allow you to repay them over extended periods of time, known as the "term". Terms can range anywhere from between 10 to 30 years. Shorter terms may have lower interest rates than their comparable long-term brothers. However, longer-term loans may offer the advantage of having lower monthly payments, because you're taking more time to pay off the debt.
In the old days, a nearby savings and loan might lend you money to purchase your home if it had enough cash lying around from its deposits. Nowadays, the money for home loans New Jersey primarily comes from three major institutions: The Federal National Mortgage Association, known as Fannie Mae; the Federal Home Loan Mortgage Corporation (known as Freddie Mac); and the Government National Mortgage Association (known as Ginnie Mae). The bank that holds your loan is responsible primarily for "servicing" it.
When you have a mortgage loan New Jersey, your monthly payment will generally include the following:
•An amount for the principal amount of the balance
•An amount for interest owed on that balance
•Real estate taxes
•Homeowner's insurance
More on Mortgages
Purchase Loan New Jersey
So above was all the chatter about how fixed or adjustable rates can greatly affect all types of mortgage loans. Now we will discuss different types of mortgage loans. A purchase loan is a fixed or adjustable rate loan most often coupled with a 30-year term used to buy a new property. There are many different purchase loan programs in the marketplace and also many first time buyer programs favorable to people looking to buy their fist home.
Refinance Loan New Jersey
A refinance loan is simply a new loan used to pay off your existing loan. Some people get a refinance loan just to lower their interest rate and others enter into a refinance to lower their interest rate and get cash out. Between 2003-2005 rates on mortgage loans hit 40-year lows, which is why the mortgage industry was going absolutely gangbusters at that time. Now, less people are motivated by rates to refinance, even though mortgage rates are still historically very low and conducive to refinancing. Be aware, if you can achieve a lower rate now, you are costing yourself by not doing so. Back to people's motivations, many people who have adjustable-rate mortgages are refinancing into fixed-rate mortgages while fixed rates are still low. Refinance mortgage loans are entirely new loans and carry all the costs associated with setting up a new loan, but if you can get a better rate you will recoup that cost in a few years and it will be savings from there on out.
Home Equity Loan New Jersey
A home equity loan is a 2nd mortgage on you house and not a refinance of your original loan. Home equity loans usually have a slightly higher rate of interest than refinance mortgage loans because they are exactly what they are titled - a 2nd mortgage loan and are second inline to be paid out in the event a borrow defaults. Traditional 2nd mortgage loans give you access to a fixed amount of money to be paid back in a certain amount of time at a fixed rate.
•Home Equity Loans
Home Equity Line of Credit (HELOC)
A home equity line of credit is a loan that gives you access to credit against equity in your home. With a line of credit everything is flexible, including the interest rate. You are given a limit by the lender for the amount you can withdraw and you are able to draw out that money during a specific draw period. A HELOC is best if you need money over period of time and you can handle fluctuations in your monthly payments.
So above was all the chatter about how fixed or adjustable rates can greatly affect all types of mortgage loans. Now we will discuss different types of mortgage loans. A purchase loan is a fixed or adjustable rate loan most often coupled with a 30-year term used to buy a new property. There are many different purchase loan programs in the marketplace and also many first time buyer programs favorable to people looking to buy their fist home.
Refinance Loan New Jersey
A refinance loan is simply a new loan used to pay off your existing loan. Some people get a refinance loan just to lower their interest rate and others enter into a refinance to lower their interest rate and get cash out. Between 2003-2005 rates on mortgage loans hit 40-year lows, which is why the mortgage industry was going absolutely gangbusters at that time. Now, less people are motivated by rates to refinance, even though mortgage rates are still historically very low and conducive to refinancing. Be aware, if you can achieve a lower rate now, you are costing yourself by not doing so. Back to people's motivations, many people who have adjustable-rate mortgages are refinancing into fixed-rate mortgages while fixed rates are still low. Refinance mortgage loans are entirely new loans and carry all the costs associated with setting up a new loan, but if you can get a better rate you will recoup that cost in a few years and it will be savings from there on out.
Home Equity Loan New Jersey
A home equity loan is a 2nd mortgage on you house and not a refinance of your original loan. Home equity loans usually have a slightly higher rate of interest than refinance mortgage loans because they are exactly what they are titled - a 2nd mortgage loan and are second inline to be paid out in the event a borrow defaults. Traditional 2nd mortgage loans give you access to a fixed amount of money to be paid back in a certain amount of time at a fixed rate.
•Home Equity Loans
Home Equity Line of Credit (HELOC)
A home equity line of credit is a loan that gives you access to credit against equity in your home. With a line of credit everything is flexible, including the interest rate. You are given a limit by the lender for the amount you can withdraw and you are able to draw out that money during a specific draw period. A HELOC is best if you need money over period of time and you can handle fluctuations in your monthly payments.
Different Kinds of Mortgages
Below we will discuss the different types of mortgage loans and some key points of each one. Before we begin that, we must address rates, a dynamic that transcends all different types of mortgage loans and affects them immensely.
Fixed Mortgages New Jersey
Over approximately the past four years, the average of 30-year fixed rate mortgage loans has remained below 6.5 percent. While Federal Reserve short term interest rate increases do have an affect on fixed mortgage rates, yields on long term government bonds and fixed rate mortgages are closely tied. Sub 6.5 percent rates will become a financial endangered species as rates move into the upper 6s in the second half of 2006 approaching the ten-year average of 6.9 percent.
However, borrowers are still favoring fixed rates mortgages New Jersey over adjustable rate mortgages because the difference in initial rates is not worth the risk; current 30-year fixed rate averages 6.34 percent, while a 5/1 ARM is 6.08 percent and a one-year ARM is 5.73 percent. You might be asking yourself, Why doesn't everybody have fixed-rate mortgage loans, why take the chance? Some people who can handle rate fluctuations and are willing to play against the odds might see their rates go down if the Federal Reserve does have to lower short term interest rates to stimulate investment even though that does not at all seem likely in the immediate future.
Adjustable Rates
The fluctuations of Adjustable Rate Mortgage loans New Jersey (ARM) are inexorably linked to short-term interest rates determined by the Federal Reserve. Since Ben Bernanke's takeover as Fed chairman, he continued to move short term interest rates upward to thwart possible inflation; most experts state that he will definitely error on the side of caution - raising rates higher in the foreseeable future. Borrowers already in an ARM mortgage should be bracing for a jump in their payments that in many cases will be quite substantial. The one year Treasury, a common index for adjustable rate mortgages, may top five percent by the time the Fed is done raising interest rates, add on the margin of 2.5 percentage points and many ARM borrowers will be looking at a rate of 7.5 percent. Depending on your loan balance and previous interest rate one simple adjustment can make your monthly payments much more of a burden.
Fixed Mortgages New Jersey
Over approximately the past four years, the average of 30-year fixed rate mortgage loans has remained below 6.5 percent. While Federal Reserve short term interest rate increases do have an affect on fixed mortgage rates, yields on long term government bonds and fixed rate mortgages are closely tied. Sub 6.5 percent rates will become a financial endangered species as rates move into the upper 6s in the second half of 2006 approaching the ten-year average of 6.9 percent.
However, borrowers are still favoring fixed rates mortgages New Jersey over adjustable rate mortgages because the difference in initial rates is not worth the risk; current 30-year fixed rate averages 6.34 percent, while a 5/1 ARM is 6.08 percent and a one-year ARM is 5.73 percent. You might be asking yourself, Why doesn't everybody have fixed-rate mortgage loans, why take the chance? Some people who can handle rate fluctuations and are willing to play against the odds might see their rates go down if the Federal Reserve does have to lower short term interest rates to stimulate investment even though that does not at all seem likely in the immediate future.
Adjustable Rates
The fluctuations of Adjustable Rate Mortgage loans New Jersey (ARM) are inexorably linked to short-term interest rates determined by the Federal Reserve. Since Ben Bernanke's takeover as Fed chairman, he continued to move short term interest rates upward to thwart possible inflation; most experts state that he will definitely error on the side of caution - raising rates higher in the foreseeable future. Borrowers already in an ARM mortgage should be bracing for a jump in their payments that in many cases will be quite substantial. The one year Treasury, a common index for adjustable rate mortgages, may top five percent by the time the Fed is done raising interest rates, add on the margin of 2.5 percentage points and many ARM borrowers will be looking at a rate of 7.5 percent. Depending on your loan balance and previous interest rate one simple adjustment can make your monthly payments much more of a burden.
Home Loans
New home sales are coming off the torrid pace of the last couple of years and mortgage interest rates New Jersey for new home loans remain very favorable for homebuyers. Simply put, now is a very good time to look into buying a first home or moving up to a larger home.
While real estate experts report "location, location, location," remains the venerable first rule of real estate, other buyer priorities are shifting with the times. One priority shift is that where once buyers looked to purchase a home for the long term - a place to work and raise their family - today's homebuyers want a residence with appreciation potential. Many people seeking new home loans New Jersey in today's market want to buy a home in that will quickly increase in value.
The way today's buyers look at home loans, especially loans for new homes, has changed. Years ago, price was a big issue and people were more concerned about what their monthly payments would be on a 15- or 30-year mortgage. Today, there are all kinds of options for new home loans, especially adjustable-rate loans with low payments in the first few years. Many people have successfully purchased homes this way, made the low payments and when the equity in their home rose - in some cases significantly - the moved up to a larger home.
When selecting a mortgage for a new home New Jersey, have a plan in mind. How long do you plan to live in the home is a major factor, then search Center State Mortgage for a plan that suits your plan and meets your budget.
While real estate experts report "location, location, location," remains the venerable first rule of real estate, other buyer priorities are shifting with the times. One priority shift is that where once buyers looked to purchase a home for the long term - a place to work and raise their family - today's homebuyers want a residence with appreciation potential. Many people seeking new home loans New Jersey in today's market want to buy a home in that will quickly increase in value.
The way today's buyers look at home loans, especially loans for new homes, has changed. Years ago, price was a big issue and people were more concerned about what their monthly payments would be on a 15- or 30-year mortgage. Today, there are all kinds of options for new home loans, especially adjustable-rate loans with low payments in the first few years. Many people have successfully purchased homes this way, made the low payments and when the equity in their home rose - in some cases significantly - the moved up to a larger home.
When selecting a mortgage for a new home New Jersey, have a plan in mind. How long do you plan to live in the home is a major factor, then search Center State Mortgage for a plan that suits your plan and meets your budget.
Where to go Now on Home Interest Rates
Mortgage Interest Rates - Where do we go from here?
Mortgage interest rates New Jersey are still on an upward trend and the hot refinance market has been cooling off. People are refinancing, but their motivations are different. Most refinancing that is going on right now is more need-driven than rate-driven, people are getting out of ARM mortgages as opposed to everyone looking for lower rates. That being said, for people who have not refinanced and can qualify for a lower rate, immediately is always the best time to get started. The 30-year fixed rate average, mentioned above, of 6.34 percent very well may rise to match the 6.9 percent ten-year average in the latter half of 2006; however, that is still well below the 20-year average of eight percent.
More Indicators
Mortgage interest rates New Jersey have more indicators than discussed above that can predict the movements of mortgage interest rates with decent accuracy. Of course, the short term interest rate is a vital metric, but let's takes another look at the link between 30-year fixed mortgage rates and long term government bonds. You already know that the fluctuations of 30-year fixed mortgage rate averages are closely tied to the yields of 10 year Treasury notes. Those Treasury notes rose precisely a quarter-point during the eight weeks between Federal Reserve meetings, from 4.53 percent on January 31 to 4.78 percent on March 28. Similar to that mentioned above, fixed mortgage rates don't move in lock step with long term Treasury yields, but it's a pretty good indicator.
One last thing to remember, currently variable interest rates on adjustable mortgages New Jersey seem to be moving in tandem with federal fund rates, which are moving upward - that's one last warning for you folks with adjustable rate mortgages. Whether you already own a mortgage and need to revise your debt strategy or you are looking at a new loan, let Center State Mortgage do for you as it has done for hundreds of thousands of others.
Mortgage interest rates New Jersey are still on an upward trend and the hot refinance market has been cooling off. People are refinancing, but their motivations are different. Most refinancing that is going on right now is more need-driven than rate-driven, people are getting out of ARM mortgages as opposed to everyone looking for lower rates. That being said, for people who have not refinanced and can qualify for a lower rate, immediately is always the best time to get started. The 30-year fixed rate average, mentioned above, of 6.34 percent very well may rise to match the 6.9 percent ten-year average in the latter half of 2006; however, that is still well below the 20-year average of eight percent.
More Indicators
Mortgage interest rates New Jersey have more indicators than discussed above that can predict the movements of mortgage interest rates with decent accuracy. Of course, the short term interest rate is a vital metric, but let's takes another look at the link between 30-year fixed mortgage rates and long term government bonds. You already know that the fluctuations of 30-year fixed mortgage rate averages are closely tied to the yields of 10 year Treasury notes. Those Treasury notes rose precisely a quarter-point during the eight weeks between Federal Reserve meetings, from 4.53 percent on January 31 to 4.78 percent on March 28. Similar to that mentioned above, fixed mortgage rates don't move in lock step with long term Treasury yields, but it's a pretty good indicator.
One last thing to remember, currently variable interest rates on adjustable mortgages New Jersey seem to be moving in tandem with federal fund rates, which are moving upward - that's one last warning for you folks with adjustable rate mortgages. Whether you already own a mortgage and need to revise your debt strategy or you are looking at a new loan, let Center State Mortgage do for you as it has done for hundreds of thousands of others.
Mortgage Interest Rates
Mortgage interest rates New Jersey favorable to home buying are still available. Mortgage interest rates have moved higher than the sub-six percent levels that were available from 2003-2005, however, the current 30-year 6.34 percent fixed mortgage average is still well below the eight percent average over the last 20 years. The most important characteristic of mortgage interest rates is whether they are fixed or adjustable.
Since July of 2002, the average 30-year fixed rate mortgage has remained below 6.5 percent. While Federal Reserve short term interest rate increases affect fixed mortgage rates other indicators are also crucial; yields on long term government bonds and fixed rate mortgages are closely linked. Demand for US government bonds and domestic inflation that weighs heavy on that demand must be examined. Low six percent mortgage interest rates New jersey will become a luxury of the past as rates move into the upper 6s in the second half of 2006 bound to revisit the ten-year average of 6.9 percent. Regardless, borrowers are still favoring fixed-rate mortgages over adjustable-rate mortgages because the difference in initial rates is not enticing; current 30-year fixed rate averages 6.34 percent, while a 5/1 ARM is 6.08 percent and a one-year ARM is 5.73 percent.
Adjustable Rates & the ARM
If you have an adjustable rate mortgage New Jersey (ARM) it might be smart to keep a close eye on interest rate movements in the market. ARMs bound to reset in 2007 with a hefty increase in their monthly mortgage payment may be an unpleasantly surprise some folks. Those people whose ARMs have already reset know that substantial increases in monthly mortgage payments can be burdensome to say the least. The one year Treasury, a common index for adjustable rate mortgages, may top five percent by the time the Federal Reserve is done raising interest rates, add on the margin of 2.5 percentage points and many ARM borrowers will be looking at a rate of 7.5 percent. Households that can withstand an increase in their monthly mortgage payment may opt for an ARM in hopes of seeing mortgage interest rates fall if the Federal Reserve does have to lower short term interest rates in the further off future. For people on a more fixed income who have or are thinking about an adjustable rate mortgage beware that short term interest rates, which are on an upward trend, can drastically affect a person's mortgage debt load.
Since July of 2002, the average 30-year fixed rate mortgage has remained below 6.5 percent. While Federal Reserve short term interest rate increases affect fixed mortgage rates other indicators are also crucial; yields on long term government bonds and fixed rate mortgages are closely linked. Demand for US government bonds and domestic inflation that weighs heavy on that demand must be examined. Low six percent mortgage interest rates New jersey will become a luxury of the past as rates move into the upper 6s in the second half of 2006 bound to revisit the ten-year average of 6.9 percent. Regardless, borrowers are still favoring fixed-rate mortgages over adjustable-rate mortgages because the difference in initial rates is not enticing; current 30-year fixed rate averages 6.34 percent, while a 5/1 ARM is 6.08 percent and a one-year ARM is 5.73 percent.
Adjustable Rates & the ARM
If you have an adjustable rate mortgage New Jersey (ARM) it might be smart to keep a close eye on interest rate movements in the market. ARMs bound to reset in 2007 with a hefty increase in their monthly mortgage payment may be an unpleasantly surprise some folks. Those people whose ARMs have already reset know that substantial increases in monthly mortgage payments can be burdensome to say the least. The one year Treasury, a common index for adjustable rate mortgages, may top five percent by the time the Federal Reserve is done raising interest rates, add on the margin of 2.5 percentage points and many ARM borrowers will be looking at a rate of 7.5 percent. Households that can withstand an increase in their monthly mortgage payment may opt for an ARM in hopes of seeing mortgage interest rates fall if the Federal Reserve does have to lower short term interest rates in the further off future. For people on a more fixed income who have or are thinking about an adjustable rate mortgage beware that short term interest rates, which are on an upward trend, can drastically affect a person's mortgage debt load.
What to Expect from a Mortgage Broker
What to expect
A broker New Jersey should interview you about your mortgage needs and present you with a variety of options, which he or she should be able to explain in detail. Avoid brokers who give incomplete answers or try to push you toward one particular option without exploring alternatives. Also, don’t sign anything committing yourself to working with just that broker – you’re entitled to work with as many different brokers as you wish, and don’t have to commit to any until it’s time to actually submit a mortgage application.
Be aware that some lenders are reluctant to work with mortgage brokers New Jersey these days, because some brokers had a tendency to steer risky clients to them and hide their shortcomings. That’s another reason it’s important to find a reputable, professional broker – the good ones will still have their relationships with lenders intact.
You should also be aware that a broker is not necessarily obliged to look out for your best interest. In some cases, brokers have been known to steer borrowers to loans that were more profitable for them, rather than beneficial to the borrower. That’s why you have to stay on top of things by asking the right questions and preferably obtaining mortgage offers from several different brokers.
Ask about compensation
In particular, you should ask a broker how they get paid and what their compensation is for a particular loan – and does it differ from other loan offers you might consider. Other questions to ask include what is the APR (annual percentage rate) on a loan, what are the closing costs and any other fees that might be included.
If you’ve got a credit rating of 780 and can put 30 percent down on your home purchase, you probably won’t need a mortgage broker New Jersey – you can likely find a lender who’ll offer good terms on your own. But if you don’t fit the ideal borrower mold or are looking for a jumbo loan or have other special requirements, going through a mortgage broker may be the sensible thing to do.
A broker New Jersey should interview you about your mortgage needs and present you with a variety of options, which he or she should be able to explain in detail. Avoid brokers who give incomplete answers or try to push you toward one particular option without exploring alternatives. Also, don’t sign anything committing yourself to working with just that broker – you’re entitled to work with as many different brokers as you wish, and don’t have to commit to any until it’s time to actually submit a mortgage application.
Be aware that some lenders are reluctant to work with mortgage brokers New Jersey these days, because some brokers had a tendency to steer risky clients to them and hide their shortcomings. That’s another reason it’s important to find a reputable, professional broker – the good ones will still have their relationships with lenders intact.
You should also be aware that a broker is not necessarily obliged to look out for your best interest. In some cases, brokers have been known to steer borrowers to loans that were more profitable for them, rather than beneficial to the borrower. That’s why you have to stay on top of things by asking the right questions and preferably obtaining mortgage offers from several different brokers.
Ask about compensation
In particular, you should ask a broker how they get paid and what their compensation is for a particular loan – and does it differ from other loan offers you might consider. Other questions to ask include what is the APR (annual percentage rate) on a loan, what are the closing costs and any other fees that might be included.
If you’ve got a credit rating of 780 and can put 30 percent down on your home purchase, you probably won’t need a mortgage broker New Jersey – you can likely find a lender who’ll offer good terms on your own. But if you don’t fit the ideal borrower mold or are looking for a jumbo loan or have other special requirements, going through a mortgage broker may be the sensible thing to do.
Using a Mortgage Broker
Shopping for a mortgage can be an intimidating process. If you think you’d like some help, you might consider going through a mortgage broker.
A mortgage broker New Jersey doesn’t actually make loans, but instead helps you find a lender who will offer you a loan on attractive terms. In that respect they function like an independent insurance agent, having contacts with a variety of companies and able to match you up with the one that best suits your needs.
May be useful for jumbo loans or weak credit
Mortgage brokers New Jersey can be particularly helpful if you have circumstances that might make it difficult to shop for a mortgage on your own. You may have a weak credit score, have limited funds for a down payment and closing costs, be in the market for a jumbo loan or simply lack the time to research various lenders on your own.
In those situations, a broker may be able to recommend one or more lenders who will lend to someone in your situation or will offer more attractive terms than other lenders might.
You do have to pay for this service, of course. In most cases, the broker’s fee is rolled into the loan itself, either in the form of a slightly higher interest rate or added to the closing costs. You can save money by finding a lender on your own, but that depends on whether you have the time or inclination to research various lenders to find the best deal.
Finding a broker
So how do you find a good mortgage broker New Jersey? The best way, of course, is by personal recommendations from family and friends. Failing that, look up several in your that seem to specialize in loans for borrowers in your circumstances and contact them by phone. Eliminate any that seem unprofessional, don’t give you straight answers to your questions, try to pressure you in any way or who you just feel uncomfortable with.
Of the others, pick a few and meet with them at their offices – don’t let them come to you. You can tell a lot about a broker’s operation by the way their office is run- does it seem professional, courteous and efficient? If a broker doesn’t even have an office on the other hand, that may be a sign they’re new and inexperience or simply haven’t been able to generate enough business to afford one.
It’s also a good idea to look for a broker who is a member of the National Association of Mortgage Brokers (NAMB), which certifies mortgage brokers and demands that they adhere to certain ethical standards. The NAMB has three levels of certification, being general mortgage associate (GMA), certified residential mortgage specialist (CRMS) and certified mortgage consultant (CMC), in ascending order.
A mortgage broker New Jersey doesn’t actually make loans, but instead helps you find a lender who will offer you a loan on attractive terms. In that respect they function like an independent insurance agent, having contacts with a variety of companies and able to match you up with the one that best suits your needs.
May be useful for jumbo loans or weak credit
Mortgage brokers New Jersey can be particularly helpful if you have circumstances that might make it difficult to shop for a mortgage on your own. You may have a weak credit score, have limited funds for a down payment and closing costs, be in the market for a jumbo loan or simply lack the time to research various lenders on your own.
In those situations, a broker may be able to recommend one or more lenders who will lend to someone in your situation or will offer more attractive terms than other lenders might.
You do have to pay for this service, of course. In most cases, the broker’s fee is rolled into the loan itself, either in the form of a slightly higher interest rate or added to the closing costs. You can save money by finding a lender on your own, but that depends on whether you have the time or inclination to research various lenders to find the best deal.
Finding a broker
So how do you find a good mortgage broker New Jersey? The best way, of course, is by personal recommendations from family and friends. Failing that, look up several in your that seem to specialize in loans for borrowers in your circumstances and contact them by phone. Eliminate any that seem unprofessional, don’t give you straight answers to your questions, try to pressure you in any way or who you just feel uncomfortable with.
Of the others, pick a few and meet with them at their offices – don’t let them come to you. You can tell a lot about a broker’s operation by the way their office is run- does it seem professional, courteous and efficient? If a broker doesn’t even have an office on the other hand, that may be a sign they’re new and inexperience or simply haven’t been able to generate enough business to afford one.
It’s also a good idea to look for a broker who is a member of the National Association of Mortgage Brokers (NAMB), which certifies mortgage brokers and demands that they adhere to certain ethical standards. The NAMB has three levels of certification, being general mortgage associate (GMA), certified residential mortgage specialist (CRMS) and certified mortgage consultant (CMC), in ascending order.
Friday, March 5, 2010
ARM Resets
If you’ve got an adjustable rate mortgage (ARM), you may be feeling some pressure to refinance now before your rate resets. However, for some borrowers, waiting may not be such a bad idea.
Many people assume that your rate automatically increases when your ARM resets. But that’s not the case. It’s possible that your rate can actually go decrease after a reset, particularly when prevailing rates are low, such as they are now.
When your ARM resets, your new interest rate is based on a formula tied to some index representing prevailing market conditions. In most cases, it will be something like the Cost of Funds Index (COFI), London Interbank Offered Rate (LIBOR) or a Treasury-based index like the Constant Maturity Treasury (CMT). Your new rate is the index rate plus a fixed adjustment (called the margin), such as 2.5 or 3 percent, which is determined at the time you take out the loan.
Generally, the index rate plus the fixed adjustment will produce a new interest rate that’s somewhat higher than the initial interest rate you’d pay on a new ARM. But if market rates have declined since you first took out the mortgage, your rate could reset lower than what you were paying – from 6 percent to 4 percent, for example.
Finding out what will happen with your own mortgage is simple. Get out your mortgage documents and find out what index your reset will be based on and what your margin adjustment will be. Look up what the current rate on your index is, add the margin, and you’ll have what your new rate would be if you refinance today (the maximum increases or decrease is limited to a cap specified in your mortgage).
Refinancing to lock in rates
But even if you’d get a lower rate by letting your ARM reset, refinancing may still be a good idea. Rates are unusually low right now, and ARMs typically reset again each year after the initial reset. So if rates increase over the next few years, you might wish you’d locked down a long-term rate now while rates are low. And if your ARM isn’t due to reset for six months to a year, rates might already be higher by the time it resets.
Allowing your ARM to reset instead of refinancing can make sense for a variety of other reasons as well. Maybe you think you might be moving within the next two or three years and it wouldn’t be worth it to pay several thousand dollars to refinance for that short a time. Or your home value has dropped and you want to see the market stabilize before refinancing. Or you need additional equity to qualify for the best mortgage rates, so you need to pay down additional principal before refinancing.
Of course, if you have an option or Alt-A ARM where you’re going to need to make increased principal payments once your ARM resets, you’ll probably want to go ahead and refinance if possible. But that may be difficult, as many homeowners with those types of loans have not accumulated enough home equity to qualify for a refinance, particularly given the steep declines in home values in recent years.
Many people assume that your rate automatically increases when your ARM resets. But that’s not the case. It’s possible that your rate can actually go decrease after a reset, particularly when prevailing rates are low, such as they are now.
When your ARM resets, your new interest rate is based on a formula tied to some index representing prevailing market conditions. In most cases, it will be something like the Cost of Funds Index (COFI), London Interbank Offered Rate (LIBOR) or a Treasury-based index like the Constant Maturity Treasury (CMT). Your new rate is the index rate plus a fixed adjustment (called the margin), such as 2.5 or 3 percent, which is determined at the time you take out the loan.
Generally, the index rate plus the fixed adjustment will produce a new interest rate that’s somewhat higher than the initial interest rate you’d pay on a new ARM. But if market rates have declined since you first took out the mortgage, your rate could reset lower than what you were paying – from 6 percent to 4 percent, for example.
Finding out what will happen with your own mortgage is simple. Get out your mortgage documents and find out what index your reset will be based on and what your margin adjustment will be. Look up what the current rate on your index is, add the margin, and you’ll have what your new rate would be if you refinance today (the maximum increases or decrease is limited to a cap specified in your mortgage).
Refinancing to lock in rates
But even if you’d get a lower rate by letting your ARM reset, refinancing may still be a good idea. Rates are unusually low right now, and ARMs typically reset again each year after the initial reset. So if rates increase over the next few years, you might wish you’d locked down a long-term rate now while rates are low. And if your ARM isn’t due to reset for six months to a year, rates might already be higher by the time it resets.
Allowing your ARM to reset instead of refinancing can make sense for a variety of other reasons as well. Maybe you think you might be moving within the next two or three years and it wouldn’t be worth it to pay several thousand dollars to refinance for that short a time. Or your home value has dropped and you want to see the market stabilize before refinancing. Or you need additional equity to qualify for the best mortgage rates, so you need to pay down additional principal before refinancing.
Of course, if you have an option or Alt-A ARM where you’re going to need to make increased principal payments once your ARM resets, you’ll probably want to go ahead and refinance if possible. But that may be difficult, as many homeowners with those types of loans have not accumulated enough home equity to qualify for a refinance, particularly given the steep declines in home values in recent years.
FHA Tightening Up Mortgage Guidelines!
Getting an FHA mortgage is about to get a bit more expensive and a bit more difficult.
Faced with increasing losses in a weakened housing market, the FHA is raising the insurance premium it charges borrowers and tightening other requirements as well. Beginning this spring, borrowers taking out an FHA mortgage will pay an upfront insurance premium equal to 2.25 percent of the loan amount, up from 1.75 percent currently.
The maximum amount of seller concessions, closing costs paid by the seller on behalf of the buyer, will be reduced to 3 percent of the property’s assessed value, down from 6 percent currently. The change will bring FHA loans in line with industry standards.
Borrowers will still be able to qualify for an FHA mortgage with as little as 3.5 percent down, but will need a FICO score of at least 580, a fairly low hurdle to clear. Borrowers with scores below 580 will be required to put at least 10 percent down.
“Striking the right balance between managing the FHA’s risk, continuing to provide access to underserved communities, and supporting the nation’s economic recovery is critically important,” said FHA Commissioner David Stevens, in announcing the changes. “When combined with the risk management measures announced in September of last year, these changes are among the most significant steps to address risk in the agency’s history.”
The FHA will also increase its monitoring and enforcement actions to ensure lenders are adhering to FHA standards and limit defaults. The Department of Housing and Urban Development (HUD) is also seeking new legislative authority that would allow it to hold lenders directly responsible for mortgages they originate.
Lender performance rankings will also be added to HUD’s online Neighborhood Watch System, which is designed to detect patterns of early defaults, as of Feb. 1. The rest of the new measures will take effect from this spring through summer.
Faced with increasing losses in a weakened housing market, the FHA is raising the insurance premium it charges borrowers and tightening other requirements as well. Beginning this spring, borrowers taking out an FHA mortgage will pay an upfront insurance premium equal to 2.25 percent of the loan amount, up from 1.75 percent currently.
The maximum amount of seller concessions, closing costs paid by the seller on behalf of the buyer, will be reduced to 3 percent of the property’s assessed value, down from 6 percent currently. The change will bring FHA loans in line with industry standards.
Borrowers will still be able to qualify for an FHA mortgage with as little as 3.5 percent down, but will need a FICO score of at least 580, a fairly low hurdle to clear. Borrowers with scores below 580 will be required to put at least 10 percent down.
“Striking the right balance between managing the FHA’s risk, continuing to provide access to underserved communities, and supporting the nation’s economic recovery is critically important,” said FHA Commissioner David Stevens, in announcing the changes. “When combined with the risk management measures announced in September of last year, these changes are among the most significant steps to address risk in the agency’s history.”
The FHA will also increase its monitoring and enforcement actions to ensure lenders are adhering to FHA standards and limit defaults. The Department of Housing and Urban Development (HUD) is also seeking new legislative authority that would allow it to hold lenders directly responsible for mortgages they originate.
Lender performance rankings will also be added to HUD’s online Neighborhood Watch System, which is designed to detect patterns of early defaults, as of Feb. 1. The rest of the new measures will take effect from this spring through summer.
Getting a Loan with bad Credit Contd.
Improving your credit
So what can you do if you’ve got bad credit? The first thing you should consider is making sure your credit reports are accurate and that you’re not being penalized for bad information. You’re entitled to receive a free copy of your credit report from each of the three major credit reporting agencies each year. Use the official web site, www.annualcreditreport.com , established by the three agencies to get your scores from Transunion, Experian and Equifax and check them for errors. You can also order your actual credit scores, but will have to pay a fee for that.
Don’t bother with so-called “credit repair” services which promise to boost your credit score in return for a fee. There’s nothing they can do for you legally to improve your score other than check your report for errors, the same as you can do, and some of these services have been known to suggest measures that can get you in trouble with the law – such as obtaining a new social security number.
Waiting for better scores
The best strategy for dealing with a bad credit score may be to try to improve your credit rating and apply for a mortgage at a later date. Generally, the impact of most negative items on your credit report begins to diminish after about two years, so if you can maintain a good payment record on your other debts over that time, your credit should show significant improvement over a year or two.
Of course, a foreclosure stays on your credit for seven years and a bankruptcy for 10, but even here, the major negative impacts begin to diminish after a few years, and you may be able to qualify for a mortgage again within three years of such an event.
Waiting means you won’t be able to take advantage of the ultra-low rates currently available, but you may find that by waiting for your score to improve, the rates you’ll be able to get with good credit in two-three years may be better than what you can qualify for today, even in the current low-rate environment.
If you need a mortgage now
If waiting isn’t an option – you need to refinance or buy a home right now – there are some options to consider. One is to get a co-signer, usually a close relative, to help you qualify. But bear in mind that in the event you default, the co-signer will be liable for the full value of the mortgage, so you only want to use this approach with someone you have a solid and trustworthy relationship with, and only if you are certain you will be able to meet your obligations.
Another possibility for couples, when only one partner has poor credit, is to seek a mortgage or refinance solely in the name of the partner with good credit. However, this means you won’t be able to list both persons’ income and assets on the mortgage application – just those of the partner who’s actually applying for the loan, which can seriously limit how much you can borrow.
Don’t assume that you have to borrow right now just because interest rates and home prices are very low right now. Whatever approach you take – borrowing now or working to improve your credit – should depend on careful assessment of what makes the most sense for you over the long term.
So what can you do if you’ve got bad credit? The first thing you should consider is making sure your credit reports are accurate and that you’re not being penalized for bad information. You’re entitled to receive a free copy of your credit report from each of the three major credit reporting agencies each year. Use the official web site, www.annualcreditreport.com , established by the three agencies to get your scores from Transunion, Experian and Equifax and check them for errors. You can also order your actual credit scores, but will have to pay a fee for that.
Don’t bother with so-called “credit repair” services which promise to boost your credit score in return for a fee. There’s nothing they can do for you legally to improve your score other than check your report for errors, the same as you can do, and some of these services have been known to suggest measures that can get you in trouble with the law – such as obtaining a new social security number.
Waiting for better scores
The best strategy for dealing with a bad credit score may be to try to improve your credit rating and apply for a mortgage at a later date. Generally, the impact of most negative items on your credit report begins to diminish after about two years, so if you can maintain a good payment record on your other debts over that time, your credit should show significant improvement over a year or two.
Of course, a foreclosure stays on your credit for seven years and a bankruptcy for 10, but even here, the major negative impacts begin to diminish after a few years, and you may be able to qualify for a mortgage again within three years of such an event.
Waiting means you won’t be able to take advantage of the ultra-low rates currently available, but you may find that by waiting for your score to improve, the rates you’ll be able to get with good credit in two-three years may be better than what you can qualify for today, even in the current low-rate environment.
If you need a mortgage now
If waiting isn’t an option – you need to refinance or buy a home right now – there are some options to consider. One is to get a co-signer, usually a close relative, to help you qualify. But bear in mind that in the event you default, the co-signer will be liable for the full value of the mortgage, so you only want to use this approach with someone you have a solid and trustworthy relationship with, and only if you are certain you will be able to meet your obligations.
Another possibility for couples, when only one partner has poor credit, is to seek a mortgage or refinance solely in the name of the partner with good credit. However, this means you won’t be able to list both persons’ income and assets on the mortgage application – just those of the partner who’s actually applying for the loan, which can seriously limit how much you can borrow.
Don’t assume that you have to borrow right now just because interest rates and home prices are very low right now. Whatever approach you take – borrowing now or working to improve your credit – should depend on careful assessment of what makes the most sense for you over the long term.
Getting a Mortgage with Bad Credit
Qualifying for a mortgage loan or refinance with bad credit is a lot harder than it used to be. Given that widespread defaults on subprime mortgages triggered the financial meltdown of 2008, lenders have become much more cautious about who they’ll extend credit to.
That doesn’t mean it’s impossible to get a home loan with poor credit, but the minimum standards are higher. Also, you’ll likely find it a lot more costly to get a mortgage or refinance with less-than-perfect credit.
So what’s the bottom line? Your best bet for qualifying for a home loan – either a purchase or mortgage refinance – with bad credit is either the FHA or the VA if you’re a military veteran. Both officially will accept loans with FICO credit scores as low as 580, although individual lenders may require a minimum or at least 620.
The FHA and VA don’t actually write mortgages – they insure mortgages that meet their standards that are issued by qualified lenders. So it’s up to the lenders themselves to decide what credit scores they’ll accept, and at what terms.
Consider brokers, small lenders
Some smaller lenders may be willing to accept a lower credit score than the major banks will, particularly community banks or credit unions. If you have poor credit, it’s more important than ever to shop around and compare different lenders. You’ll likely not only find a difference in their willingness to lend, but also significant variety in the terms they’re willing to offer. A mortgage broker can also be a smart choice when you have bad credit, as they're in the business of sifting through multiple lenders to find one that meets your needs, although you will pay a premium for this service.
One thing you won’t be able to escape is that getting a mortgage with poor credit is going to be costly. According to the Fair Isaac Co., which invented the FICO scoring system, a borrower with a score in the 620-639 range can currently expect to pay an interest rate about 1.6 percentage points higher on a 30-year loan than someone with near-perfect credit of 760 or above – about 6.3 percent instead of 4.7 percent for the “ideal” borrower. That works out to about an additional $100 a month for each $100,000 of your mortgage – not cheap.
That doesn’t mean it’s impossible to get a home loan with poor credit, but the minimum standards are higher. Also, you’ll likely find it a lot more costly to get a mortgage or refinance with less-than-perfect credit.
So what’s the bottom line? Your best bet for qualifying for a home loan – either a purchase or mortgage refinance – with bad credit is either the FHA or the VA if you’re a military veteran. Both officially will accept loans with FICO credit scores as low as 580, although individual lenders may require a minimum or at least 620.
The FHA and VA don’t actually write mortgages – they insure mortgages that meet their standards that are issued by qualified lenders. So it’s up to the lenders themselves to decide what credit scores they’ll accept, and at what terms.
Consider brokers, small lenders
Some smaller lenders may be willing to accept a lower credit score than the major banks will, particularly community banks or credit unions. If you have poor credit, it’s more important than ever to shop around and compare different lenders. You’ll likely not only find a difference in their willingness to lend, but also significant variety in the terms they’re willing to offer. A mortgage broker can also be a smart choice when you have bad credit, as they're in the business of sifting through multiple lenders to find one that meets your needs, although you will pay a premium for this service.
One thing you won’t be able to escape is that getting a mortgage with poor credit is going to be costly. According to the Fair Isaac Co., which invented the FICO scoring system, a borrower with a score in the 620-639 range can currently expect to pay an interest rate about 1.6 percentage points higher on a 30-year loan than someone with near-perfect credit of 760 or above – about 6.3 percent instead of 4.7 percent for the “ideal” borrower. That works out to about an additional $100 a month for each $100,000 of your mortgage – not cheap.
Chapter 7 Bankruptcy and Foreclosure
Chapter 7 can eliminate second liens after foreclosure
For a homeowner who has decided to go ahead and surrender their home through foreclosure, Ebert said a Chapter 7 may be useful for extinguishing potential claims by secondary lienholders, such as in the case of a home equity loan or second mortgage, who might otherwise seek repayment by laying claim to other assets held by the homeowner. Some states allow this, others do not - this is one of the areas where a bankruptcy attorney licensed to practice in your state can be helpful.
It should be noted that a bankruptcy does not provide relief from all debts - unpaid taxes, child support, alimony and loans obtained through fraud, among certain other debts, cannot be extinguished by bankruptcy.
Impacts on credit
Finally, there are the impacts on ones credit rating to consider. As mentioned above, a bankruptcy remains on your credit rating for 10 years, a foreclosure for only seven. However, many mortgage lenders may prefer to write a mortgage for someone with a bankruptcy on their record rather than a foreclosure.
Furthermore, many lenders will actively seek out persons who have recently filed for bankruptcy - Ebert said it's not uncommon for persons to receive credit card offers during the process itself. The bottom line is, credit can still be available after a bankruptcy - but it's going to be much more expensive than before. Bankruptcy and its impacts on your personal and financial life can be very complicated. That's why it's important to talk with a qualified bankruptcy attorney and preferably, a personal financial advisor as well to sort out the pros and cons before taking such a major step.
For a homeowner who has decided to go ahead and surrender their home through foreclosure, Ebert said a Chapter 7 may be useful for extinguishing potential claims by secondary lienholders, such as in the case of a home equity loan or second mortgage, who might otherwise seek repayment by laying claim to other assets held by the homeowner. Some states allow this, others do not - this is one of the areas where a bankruptcy attorney licensed to practice in your state can be helpful.
It should be noted that a bankruptcy does not provide relief from all debts - unpaid taxes, child support, alimony and loans obtained through fraud, among certain other debts, cannot be extinguished by bankruptcy.
Impacts on credit
Finally, there are the impacts on ones credit rating to consider. As mentioned above, a bankruptcy remains on your credit rating for 10 years, a foreclosure for only seven. However, many mortgage lenders may prefer to write a mortgage for someone with a bankruptcy on their record rather than a foreclosure.
Furthermore, many lenders will actively seek out persons who have recently filed for bankruptcy - Ebert said it's not uncommon for persons to receive credit card offers during the process itself. The bottom line is, credit can still be available after a bankruptcy - but it's going to be much more expensive than before. Bankruptcy and its impacts on your personal and financial life can be very complicated. That's why it's important to talk with a qualified bankruptcy attorney and preferably, a personal financial advisor as well to sort out the pros and cons before taking such a major step.
Avoiding Foreclosure Through Bankruptcy
Avoiding foreclosure through Chapter 13 bankruptcy
David Ebert, a bankruptcy attorney and partner with Ebert Law Office PC in Hurst, Texas, sid that most homeowners who resort to bankruptcy to avoid a foreclosure will file a Chapter 13 bankruptcy. A Chapter 13 doesn't actually wipe out the debt, serves to temporarily shield debtors from their creditors until a court-ordered repayment schedule can be worked out.
"It's intended for somebody who had a loss of income or a short-term decline in income," Ebert explained.
Once a Chapter 13 filing occurs, all debt collection efforts are halted for several months during what is called a forbearance period, during which a court will work out terms for repaying the debt. Usually, the court will set up a schedule over three to five years over which the debtor will repay the arrears, or debt owed.
Need to be able to maintain payment schedule
For a Chapter 13 to successfully avert a foreclosure, a homeowner must be able to pay off the arrearage while at the same time resuming his or her original mortgage payments - which can be a hefty financial burden. Otherwise, the property will soon fall back into foreclosure.
Ebert said it may be possible in some cases to work out a loan modification as part of the bankruptcy, thereby reducing the ongoing mortgage payments so the homeowner can more readily handle the burden of paying both the mortgage and arrears.
Another type of consumer bankruptcy is a Chapter 7, which Ebert said is rarely useful in avoiding a foreclosure or loss of other secured property. That's because while a Chapter 7 can wipe out unsecured debts, secured debts are tied to a specific asset - such as a mortgage secured by a home - which reverts to the creditor in a Chapter 7.
David Ebert, a bankruptcy attorney and partner with Ebert Law Office PC in Hurst, Texas, sid that most homeowners who resort to bankruptcy to avoid a foreclosure will file a Chapter 13 bankruptcy. A Chapter 13 doesn't actually wipe out the debt, serves to temporarily shield debtors from their creditors until a court-ordered repayment schedule can be worked out.
"It's intended for somebody who had a loss of income or a short-term decline in income," Ebert explained.
Once a Chapter 13 filing occurs, all debt collection efforts are halted for several months during what is called a forbearance period, during which a court will work out terms for repaying the debt. Usually, the court will set up a schedule over three to five years over which the debtor will repay the arrears, or debt owed.
Need to be able to maintain payment schedule
For a Chapter 13 to successfully avert a foreclosure, a homeowner must be able to pay off the arrearage while at the same time resuming his or her original mortgage payments - which can be a hefty financial burden. Otherwise, the property will soon fall back into foreclosure.
Ebert said it may be possible in some cases to work out a loan modification as part of the bankruptcy, thereby reducing the ongoing mortgage payments so the homeowner can more readily handle the burden of paying both the mortgage and arrears.
Another type of consumer bankruptcy is a Chapter 7, which Ebert said is rarely useful in avoiding a foreclosure or loss of other secured property. That's because while a Chapter 7 can wipe out unsecured debts, secured debts are tied to a specific asset - such as a mortgage secured by a home - which reverts to the creditor in a Chapter 7.
Bankruptcy and Foreclosure
So you're in default on your mortgage. You've several months behind on your payments. You've tried and failed to get a loan modification and work out a repayment schedule, and foreclosure is looming. Should you consider declaring bankruptcy?
In terms of avoiding foreclosure, declaring bankruptcy might be considered the nuclear option. It has the power to wipe out many of a borrower's debts while holding other creditors at bay. It can enable a borrower to hold onto important assets such as a home or car, while working out a repayment schedule to get caught up on payments for them.
But a bankruptcy is generally considered a last-ditch option for dealing with overwhelming debt. For one thing, you may have to give up many of your current assets, such as savings and certain investments, in the process. A bankruptcy also has a long-term impact on your credit rating, remaining on your credit report for 10 years - a foreclosure, on the other hand, only remains on your record for seven. However, there are circumstances when it might make sense to declare bankruptcy in order to hold on to a home in which you're emotionally and financially invested.
First of all, you're going to want to talk to an attorney if you're seriously considering filing for bankruptcy. A certified nonprofit debt or housing counselor (who you should have already been working with in your efforts to obtain a loan modification) can help you work out some of your options beforehand and help you determine if bankruptcy is something you want to explore, but you'll need an attorney to explain all the considerations involved in your personal situation and help you decide if you wish to proceed.
In terms of avoiding foreclosure, declaring bankruptcy might be considered the nuclear option. It has the power to wipe out many of a borrower's debts while holding other creditors at bay. It can enable a borrower to hold onto important assets such as a home or car, while working out a repayment schedule to get caught up on payments for them.
But a bankruptcy is generally considered a last-ditch option for dealing with overwhelming debt. For one thing, you may have to give up many of your current assets, such as savings and certain investments, in the process. A bankruptcy also has a long-term impact on your credit rating, remaining on your credit report for 10 years - a foreclosure, on the other hand, only remains on your record for seven. However, there are circumstances when it might make sense to declare bankruptcy in order to hold on to a home in which you're emotionally and financially invested.
First of all, you're going to want to talk to an attorney if you're seriously considering filing for bankruptcy. A certified nonprofit debt or housing counselor (who you should have already been working with in your efforts to obtain a loan modification) can help you work out some of your options beforehand and help you determine if bankruptcy is something you want to explore, but you'll need an attorney to explain all the considerations involved in your personal situation and help you decide if you wish to proceed.
More on Good Faith Estimates
Loan worksheets lack protections
An “informal worksheet” spelling out those same terms does not commit the lender to honor them. And in some cases, a lender may have legitimate reasons for offering a worksheet instead of an actual GFE.
For example, a lender may prepare such a worksheet for someone who is inquiring about a loan but has not identified the property they wish to buy or the amount they will need to borrow. Both are needed to complete the GFE, so the lender may complete a outlining preliminary terms based on certain assumptions about the property.
In fact, the lender isn’t obligated to provide a GFE until you actually apply for the loan. And to do that, six pieces of information are required. the borrower’s name, monthly income, social security number (needed to obtain a credit report), the address of the property to be purchased/refinanced, the estimated property value and the loan amount.
Once these six items have been provided, the borrower is considered to have applied for the mortgage and the lender is obligated to provide a good faith estimate within three days.
Some lenders have been reported to use worksheets that closely resemble a GFE but have different titles or state “this is not a Good Faith Estimate” in tiny, obscure lettering. Make sure the form you receive is the actual GFE issues by the U.S. Department of Housing and Urban Development. Lenders may not substitute a worksheet for a GFE, nor can they refuse to offer a GFE to an applicant who
Certain terms allowed to vary
Also, be aware there are certain changes that are allowed under the GFE – third party fees can vary by up to 10 percent, as these are not under the control of the lender, and the GFE may spell out options you can select that may change your lender fees and interest rate, such as paying points to obtain a lower interest rate.
Some lenders have criticized the new GFI for not allowing them to spell out in detail the fees they charge and what they’re for, claiming that information is needed to fully compare loan offers. However, the GFE does spell out what your total costs will be – and you can always ask your lender to spell them out in greater detail as well. Just make sure that you’re provided GFE as well.
An “informal worksheet” spelling out those same terms does not commit the lender to honor them. And in some cases, a lender may have legitimate reasons for offering a worksheet instead of an actual GFE.
For example, a lender may prepare such a worksheet for someone who is inquiring about a loan but has not identified the property they wish to buy or the amount they will need to borrow. Both are needed to complete the GFE, so the lender may complete a outlining preliminary terms based on certain assumptions about the property.
In fact, the lender isn’t obligated to provide a GFE until you actually apply for the loan. And to do that, six pieces of information are required. the borrower’s name, monthly income, social security number (needed to obtain a credit report), the address of the property to be purchased/refinanced, the estimated property value and the loan amount.
Once these six items have been provided, the borrower is considered to have applied for the mortgage and the lender is obligated to provide a good faith estimate within three days.
Some lenders have been reported to use worksheets that closely resemble a GFE but have different titles or state “this is not a Good Faith Estimate” in tiny, obscure lettering. Make sure the form you receive is the actual GFE issues by the U.S. Department of Housing and Urban Development. Lenders may not substitute a worksheet for a GFE, nor can they refuse to offer a GFE to an applicant who
Certain terms allowed to vary
Also, be aware there are certain changes that are allowed under the GFE – third party fees can vary by up to 10 percent, as these are not under the control of the lender, and the GFE may spell out options you can select that may change your lender fees and interest rate, such as paying points to obtain a lower interest rate.
Some lenders have criticized the new GFI for not allowing them to spell out in detail the fees they charge and what they’re for, claiming that information is needed to fully compare loan offers. However, the GFE does spell out what your total costs will be – and you can always ask your lender to spell them out in greater detail as well. Just make sure that you’re provided GFE as well.
Not all Mortgages are in Good Faith!
The new Good Faith Estimate (GFE) form is supposed to make it easier for borrowers to shop around for a mortgage by clearly spelling out what a lender will charge in fees and interest. However, you can still end up paying more than you expect if you’re not careful.
In fact, what you think is a GFE may not be a GFE at all. In some cases, lenders have been reported to offer potential borrowers informal worksheets that resemble a GFE, but are not legally binding and have terms that can be significantly altered before closing.
Here’s how it works: when you apply for a mortgage, the lender is required to provide you with a GFE within three days. The GFE spells out the terms the lender is offering, including the interest rate, any fees charged by the lender and fees charged by third parties for settlement costs, such as closing services and title insurance.
The lender is required to honor those terms if the borrower accepts them within a certain period of time spelled out in the GFE. What the new GFI, which went into use Jan. 1, does is consolidate what had been lots of different charges into clearly identifiable categories – lender fees, interest rates, third-party fees – to make it easier to compare loan terms offered by different lenders.
GFE does not commit you to one lender
A lender cannot demand a loan commitment from a borrower in return for a GFE; the purpose of the GFE is to enable the borrower to compare terms offered by different lenders.
A few important things to note about the GFE. The interest rate offered on the GFE may only be good for a matter of hours; the offer is not fixed until you lock it in for a specific period of time, say 30 or 45 days. You’ll need to pay to do this.
In fact, what you think is a GFE may not be a GFE at all. In some cases, lenders have been reported to offer potential borrowers informal worksheets that resemble a GFE, but are not legally binding and have terms that can be significantly altered before closing.
Here’s how it works: when you apply for a mortgage, the lender is required to provide you with a GFE within three days. The GFE spells out the terms the lender is offering, including the interest rate, any fees charged by the lender and fees charged by third parties for settlement costs, such as closing services and title insurance.
The lender is required to honor those terms if the borrower accepts them within a certain period of time spelled out in the GFE. What the new GFI, which went into use Jan. 1, does is consolidate what had been lots of different charges into clearly identifiable categories – lender fees, interest rates, third-party fees – to make it easier to compare loan terms offered by different lenders.
GFE does not commit you to one lender
A lender cannot demand a loan commitment from a borrower in return for a GFE; the purpose of the GFE is to enable the borrower to compare terms offered by different lenders.
A few important things to note about the GFE. The interest rate offered on the GFE may only be good for a matter of hours; the offer is not fixed until you lock it in for a specific period of time, say 30 or 45 days. You’ll need to pay to do this.
Wednesday, February 10, 2010
Buy and Bail
Suppose you’re way upside down on your mortgage. Can you buy another house at today’s discounted prices, then simply stop payments on the first one and let it go into foreclosure?
Surprisingly, the answer is yes, you can. Of course, you can also go to jail – which shouldn’t be a surprise at all.
The practice, commonly known as “buy and bail” is considered a type of mortgage fraud. Mortgage fraud occurs when a borrower withholds or falsifies information that would likely cause the lender to reject their loan application if the truth were known.
On the surface, it seems like a clever strategy. A homeowner experiences a sharp drop in their home value, leaving them “underwater” on their mortgage, owing more than the property is worth. They decide it makes more sense financially to stop paying the mortgage and give up the house rather than continue paying what is now far more than the home is worth.
Buy and Bail
However, allowing their current home to go into foreclosure means they won’t be able to buy another one anytime soon, probably at least five years. So instead, they buy the new, less-expensive home first, then stop payments on the house with the big mortgage. Their credit still gets ruined, but not before they’re in a new home, perhaps comparable to the old, with a much smaller mortgage
The practice of “buy and bail” emerged as a significant problem for the mortgage industry as housing prices fell drastically in recent years. What often makes it fraudulent is that the homeowner claims to be purchasing the new home as an investment property, or states an intention to rent out the original home, without actually intending to do so. Because the anticipated rental income is stated as part of the new mortgage application, that makes it fraud.
Technically, one might be able to avoid committing fraud by simply admitting to the new lender that you plan to abandon your current residence. But it’s highly unlikely that any lender would approve a loan knowing that you plan to do so. And concealing that fact in itself could be construed as fraud.
Lenders tighten criteria for second home
In response to an increasing incidence of “buy and bail” situations, lenders have tightened up their criteria for making loans to homeowners wishing to purchase a second property. Fannie Mae, which sets the tone for much of the mortgage lending in the U.S., now requires that a borrower seeking to buy a new home before selling their current one must be able to qualify for fully qualify for both payments. Rental income can only be counted if the homeowner has at least a 30 percent equity in the current home, at present market value.
Things get a bit more complicated in cases where there is a couple where only one spouse is listed on the deed and mortgage. In that situation, the other spouse might purchase a new home independently, while the first allows the old home to fall into foreclosure, but this approach is dicey at best. Spouses generally are recognized to have shared property even if both names are not on the deed, so fraud is still a strong possibility here. Tax troubles with the IRS are a distinct possibility as well.
Lenders also are alert to various signs that a borrower may be attempting a buy and bail. These include: being underwater on their present mortgage, seeking to buy a home in the same general area as their current one, planning to rent one home or the other despite having no history as a landlord, and not having a legitimate renter lined up.
Legitimate purchasers having a harder time
Of course, the prevalence of “buy and bail” makes it harder for those who are legitimately moving to purchase a new home before selling their current one. You may need to demonstrate that you are moving to take a new job or be making a significant upgrade from your current home to qualify. If you have less than 30 percent equity in your current home, you may also need to have a reserve equal to six months’ of mortgage payments.
If you find yourself in a situation where you owe far more on your mortgage than your home is now worth and feel that it doesn’t make sense to continue making payments, there are other options besides “buy and bail.” You can give up the home and become a renter. You can seek a short sale, if the lender will approve, that will get you out of the mortgage and allow you to purchase a home again in as little as two years. Or you can seek a loan modification to lower your monthly payments that *might* include an agreement by the lender to write off some of the principal – this does happen in some cases.
Any are better than risking mortgage fraud. Remember, even a foreclosure drops off your credit in sevens years. A felony stays with you for life.
Surprisingly, the answer is yes, you can. Of course, you can also go to jail – which shouldn’t be a surprise at all.
The practice, commonly known as “buy and bail” is considered a type of mortgage fraud. Mortgage fraud occurs when a borrower withholds or falsifies information that would likely cause the lender to reject their loan application if the truth were known.
On the surface, it seems like a clever strategy. A homeowner experiences a sharp drop in their home value, leaving them “underwater” on their mortgage, owing more than the property is worth. They decide it makes more sense financially to stop paying the mortgage and give up the house rather than continue paying what is now far more than the home is worth.
Buy and Bail
However, allowing their current home to go into foreclosure means they won’t be able to buy another one anytime soon, probably at least five years. So instead, they buy the new, less-expensive home first, then stop payments on the house with the big mortgage. Their credit still gets ruined, but not before they’re in a new home, perhaps comparable to the old, with a much smaller mortgage
The practice of “buy and bail” emerged as a significant problem for the mortgage industry as housing prices fell drastically in recent years. What often makes it fraudulent is that the homeowner claims to be purchasing the new home as an investment property, or states an intention to rent out the original home, without actually intending to do so. Because the anticipated rental income is stated as part of the new mortgage application, that makes it fraud.
Technically, one might be able to avoid committing fraud by simply admitting to the new lender that you plan to abandon your current residence. But it’s highly unlikely that any lender would approve a loan knowing that you plan to do so. And concealing that fact in itself could be construed as fraud.
Lenders tighten criteria for second home
In response to an increasing incidence of “buy and bail” situations, lenders have tightened up their criteria for making loans to homeowners wishing to purchase a second property. Fannie Mae, which sets the tone for much of the mortgage lending in the U.S., now requires that a borrower seeking to buy a new home before selling their current one must be able to qualify for fully qualify for both payments. Rental income can only be counted if the homeowner has at least a 30 percent equity in the current home, at present market value.
Things get a bit more complicated in cases where there is a couple where only one spouse is listed on the deed and mortgage. In that situation, the other spouse might purchase a new home independently, while the first allows the old home to fall into foreclosure, but this approach is dicey at best. Spouses generally are recognized to have shared property even if both names are not on the deed, so fraud is still a strong possibility here. Tax troubles with the IRS are a distinct possibility as well.
Lenders also are alert to various signs that a borrower may be attempting a buy and bail. These include: being underwater on their present mortgage, seeking to buy a home in the same general area as their current one, planning to rent one home or the other despite having no history as a landlord, and not having a legitimate renter lined up.
Legitimate purchasers having a harder time
Of course, the prevalence of “buy and bail” makes it harder for those who are legitimately moving to purchase a new home before selling their current one. You may need to demonstrate that you are moving to take a new job or be making a significant upgrade from your current home to qualify. If you have less than 30 percent equity in your current home, you may also need to have a reserve equal to six months’ of mortgage payments.
If you find yourself in a situation where you owe far more on your mortgage than your home is now worth and feel that it doesn’t make sense to continue making payments, there are other options besides “buy and bail.” You can give up the home and become a renter. You can seek a short sale, if the lender will approve, that will get you out of the mortgage and allow you to purchase a home again in as little as two years. Or you can seek a loan modification to lower your monthly payments that *might* include an agreement by the lender to write off some of the principal – this does happen in some cases.
Any are better than risking mortgage fraud. Remember, even a foreclosure drops off your credit in sevens years. A felony stays with you for life.
What Interest Rates Are You Looking At?
Thinking about taking out a mortgage, but not sure what kind of interest rate you can get? Wouldn’t it be nice if they just had a chart where you could see what you can expect to pay with a certain credit score, down payment and other factors?
Well, they do – almost.
Fannie Mae’s Loan Level Price Adjustment (LLPA) Matrix and Freddie Mac’s Postsettlement Delivery Fee (PDF) matrices come about as close as you can get to a single chart telling you what you can expect to pay on a mortgage. Both detail the additional fees the lenders assess based on the borrower’s credit score, down payment, type of loan, type of property and other factors.
They don’t actually tell you what rate you’ll pay, but you can figure out what additional fees, if any, you’ll have to pay beyond what a "perfect" borrower might. And since the fees are commonly rolled into the interest rate – just the opposite of paying points – it’s a fairly straightforward calculation to see how your interest rate might be affected.
Both the LLPA and PDF break out a lot of possible situations that might cause you to pay more for your mortgage, like a cash-out refinance, high-balance adjustable rate mortgage, mobile home purchase, subordinate financing and the like. But for most borrowers, the primary things they’ll want to focus on, at least initially, are the credit score and loan-to-value matrices, or grids.
These grids list credit scores down the sides, and loan-to-value ratios (which correspond to down payments for purchases or home equity for refinancing) across the top. You find the range your credit score is in, see where that row interests with the column for your loan-to-value ratio, and viola! There’s the fee you need to pay for that combination of credit score and down payment.
For example, if your credit score is in the 700-719 range, you’ll typically pay an additional fee of 0.5 percent of the loan amount, as compared to someone with a higher credit score, according to the LLPA. In the 680-699 range, you’ll pay from 0.5 percent from 1.5 percent more, depending on your loan-to-value ratio. Lower credit scores pay even more; the premium ranges from 1.25 percent to 2.5 percent for credit scores in the 660-679 range.
You can also reduce your costs – borrowers with higher credit scores can actually get a 0.25 percent credit if their loan-to-value ratio is less than 60 percent (40 percent equity or more).
More fees = higher interest rate
Rolling the fees into your interest rate generally means you’ll pay a quarter percent (0.25 percent) more in interest for each full percent of fees. You can also pay the fees separately as a closing cost.
There may be other factors that will cause your rate to differ from that available to other customers using the same lender, but consulting the LLPA or PDF is a good place to start.
You can also seek a nonconforming loan, which are not sold to Fannie or Freddie on the secondary market. However, you may find that rates and fees for these types of loans exceed any savings you’d realize.
Well, they do – almost.
Fannie Mae’s Loan Level Price Adjustment (LLPA) Matrix and Freddie Mac’s Postsettlement Delivery Fee (PDF) matrices come about as close as you can get to a single chart telling you what you can expect to pay on a mortgage. Both detail the additional fees the lenders assess based on the borrower’s credit score, down payment, type of loan, type of property and other factors.
They don’t actually tell you what rate you’ll pay, but you can figure out what additional fees, if any, you’ll have to pay beyond what a "perfect" borrower might. And since the fees are commonly rolled into the interest rate – just the opposite of paying points – it’s a fairly straightforward calculation to see how your interest rate might be affected.
Both the LLPA and PDF break out a lot of possible situations that might cause you to pay more for your mortgage, like a cash-out refinance, high-balance adjustable rate mortgage, mobile home purchase, subordinate financing and the like. But for most borrowers, the primary things they’ll want to focus on, at least initially, are the credit score and loan-to-value matrices, or grids.
These grids list credit scores down the sides, and loan-to-value ratios (which correspond to down payments for purchases or home equity for refinancing) across the top. You find the range your credit score is in, see where that row interests with the column for your loan-to-value ratio, and viola! There’s the fee you need to pay for that combination of credit score and down payment.
For example, if your credit score is in the 700-719 range, you’ll typically pay an additional fee of 0.5 percent of the loan amount, as compared to someone with a higher credit score, according to the LLPA. In the 680-699 range, you’ll pay from 0.5 percent from 1.5 percent more, depending on your loan-to-value ratio. Lower credit scores pay even more; the premium ranges from 1.25 percent to 2.5 percent for credit scores in the 660-679 range.
You can also reduce your costs – borrowers with higher credit scores can actually get a 0.25 percent credit if their loan-to-value ratio is less than 60 percent (40 percent equity or more).
More fees = higher interest rate
Rolling the fees into your interest rate generally means you’ll pay a quarter percent (0.25 percent) more in interest for each full percent of fees. You can also pay the fees separately as a closing cost.
There may be other factors that will cause your rate to differ from that available to other customers using the same lender, but consulting the LLPA or PDF is a good place to start.
You can also seek a nonconforming loan, which are not sold to Fannie or Freddie on the secondary market. However, you may find that rates and fees for these types of loans exceed any savings you’d realize.
Subscribe to:
Posts (Atom)
