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!
Friday, March 19, 2010
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.
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