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Bank runs | the financial bailout, what will it fix?

Tuesday, September 30th, 2008

opinion
Exactly what problem are the polititions trying to fix with the bail out?  My understanding, limited as it must be, is that the fundamental problem is an illiquid credit market. 

If so. why is the fix buying up mortgages on Wall Street?  That is kind of like painting a house to fix a leak in the basement.

Most people don’t understand that the present bail out of mortgages is very difficult to administer because mortgages are split in three parts, bundled as seperate derivatives and involves a full third of being sent overseas, one third to the banks and one third held by the investment banks.  So two dollars in every three spent will not help the banks overcome their fear of lending.  This does not guarantee the banks will lend out one dollar more.

Banks are afraid to lend.  They have the means to lend, the Fed has increased their ability by $400 billion. Are they illiquid and therefore cannot lend?  I doubt it but if so, long term Federal loans could fix this.

The only meaningful fix in my opinion is to offer a Government guarantee (with premiums paid by the banks) to allow banks to make risk free loans loans for commercial lines of credit, car loans, college student loans and even home loans subject to reasonable credit standards.  The Government would make a fortune on this as the insurer of good credit risks. 

———————————————— 

The Federal Reserve System has essentially an unlimited ability to prop up its member banks’ liquidity.  I believe the Fed just did so Monday to the extent of another $650 billion dollars. 

I believe the Fed has already pumped well over $1 trillion of liquidity into its member banks during the last year or so. 

So the problem isn’t bank liquidity.  The Fed itself is, however, now beginning to resemble its member banks whose liquidity the Fed has been boosting–because something like probably $400 billion or so of the collateral for the Fed’s loans to its member banks now consists of borrowing-bank assets other than the traditional Treasury securities.

The Federal Deposit Insurance Corporation’s ability to continue deterring the psychology behind bank runs isn’t really a problem yet either. The FDIC still has over $45 billion in reserves, the ability to raise bank insurance fees to restore its reserves, and the ability to borrow $30 billion from the U.S. Treasury as well.If FDIC resources became a problem, simple legislation increasing the FDIC’s line of Treasury Credit from $30 billion to whatever amount might be needed would easily solve that problem.Much of this problem has already been dealt with by consolidations which have now left the country with essentially only three major national banks–J.P. Morgan Chase, Bank of America, and Citibank.

There is room for additional consolidation–particularly with the Nation’s last two independent investment banks (Goldman Sachs and Morgan Stanley) now having become bank holding companies.

And Warren Buffet didn’t just buy $5 billion of Goldman Sachs stocks (with warrants on another $5 billion) because Buffet’s a philanthropist.

So, as far as I can see, there are only two problems remaining–
(1) radical devaluation of the national equities market and
(2) banks’ simple reluctance to lend because they’re already clogged up with toxic housing credits and don’t know what’s going to happen next.

Treasury Secretary Henry Paulson and Fed Chairman Ben Bernanke are now panicking the Nation into acting precipitously because they both want the taxpayers to pull their chestnuts out of the fire.

Paulson (Goldman Sach’s man in Washington) wants the taxpayers to prop up the stock market.

Bernanke (the banks’ man in Washington) wants the taxpayers to fix the Fed’s deteriorating balance sheet.

All the major equities gamblers in the Nation are, of course, fanatically supporting Paulson.

And all the major banking gamblers in the Nation are, of course, fanatically supporting Bernanke.

Why would they not?

Transferring $1 trillion from the people outside the casino to the people inside the casino is always nice work if you can get it.

It allows the gamblers to keep on gambling for awhile longer.

I say let both the stock market and the banks solve their own problems in whatever way they can.

Yes, the people outside the casino will have to pay for that too, but so will the people inside the casino.

Far more importantly, however, the unavoidable correction will occur now rather than later when it will cost us all far more than it will cost us now.

I say lets get it over with now, take our medicine, and then move forward after we’ve adjusted to the new reality and the gamblers have recovered from their casino addiction.

The correction is absolutely inevitable, you know.

Temporarily papering it over by now robbing $1 trillion from people outside the casino and giving it to people inside the casino will only allow them to gamble longer–resulting in a far larger crash and a far more severe correction later.

Look, the Dow Jones index didn’t reach 10,000 until 1999.  The stock market was overvalued then.  And it’s still overvalued now.  6,000 or 7,000 is about where the index reasonably should be.

Let it drop to that, and let the casino players take their losses.  As for the banks, let them consolidate, work their own crap off their own books, and afterward recover their nerve and renew their purpose.

Yes, we’ll all have to pay for it by all going through tough times for awhile.

But we can’t forever keep robbing Peter to pay Paul in a vain effort to avoid the inevitable correction.  The gamblers have been in the casino too long.

The worst thing we can do is make the non-gamblers pony up the money to keep the gamblers in the casino.  Because they’ll just keep gambling until they have to come back and ask for more next time.  We need to get the gamblers out of the casino now.  And close down the casino.  And send the gamblers home.

———————————————

This mortgage bailout isn’t going to cost the taxpayers $700 billion.If the Federal Government get its hands on this type of authority, it’s going to cost the taxpayers $700 billion a year for the next ten years.

The Federal Government told us the savings and loan crises would cost $100 billion to fix.  It actually cost $1 trillion and took ten years to finish.

What incentive is there for the banking industry to solve its own problems if it knows it can keep coming back to the Federal Government for a decade or more to once again force the taxpayers to bail it out of the next $700 billion of bad credits?

The Federal Government needs to accomplish essentially only two objectives to get this crisis behind the Republic:
(1) put the Federal Deposit Insurance Corporation in a position to close down and liquidate bad banks and, thus, prevent bank runs and
(2) facilitate the Federal Reserve System’s ability to keep the still good banks liquid.

We can achieve the first objective by giving the FDIC as much of an additional line of credit at the Treasury as the objective requires.  The FDIC does not need to get involved in servicing junk mortgages.

All the FDIC needs to do is
(1) convince depositors their deposits are safe and
(2) shut down and liquidate bad banks by selling them to good banks for whatever their realistic net values are.

The good banks buying bad banks in FDIC liquidation can then immediately either
(1) refinance, with lower principal at lower rates, the majority of troubled mortgages they’ve just bought or
(2) for the minority of troubled mortgages beyond all reasonable help, liquidate them for whatever they’re worth.

Why wouldn’t the good banks do exactly that?  And in a year or less?  The good banks have already bought the troubled mortgages at the appropriate deep discounts inherent in the prices they paid for the bad banks in FDIC liquidation.

These losses have been realized–by the bad banks, their stockholders, and bond creditors (but not by their previous depositors).  What do the good banks have to lose by equitably and objectively disposing the troubled mortgages which the bad banks previously owned?

Nothing.  All the losses have already been realized in the discounted purchase prices the good banks paid for the bad banks in FDIC liquidation.

It is, then, manifestly in the good banks’ interest to immediately restructure as many salvageable mortgages as they can and simply liquidate the unsalvageable ones without further ado.

This is, happily, also the best possible result for the troubled mortgagors themselves–at least the majority still capable of being salvaged by reduced principal balances and interest rates.

It is a phony argument that a substantial percentage of the Nation’s business will go bankrupt without a massive Federal mortgage bailout which allows bankers to continue financing business lines of credit.

No doubt, some will–particularly businesses which live from day-to-day on credit.  Perhaps they should anyway.  And no doubt some people who live from day-to-day on credit will also fail.  But so also perhaps they should anyway.

The point is the system needs the correction to occur so it can recover and move on–so the few may fail and the majority may survive.  But, if the Federal Government prevents the correction from occurring, the problem will only grow worse year by year.

And more businesses and people will ultimately fail at a far greater cost to the Republic as the Federal Government itself comes closer to failure.

The Federal Government already has a massively unsustainable debt.  Adding another $10 trillion to it by socializing the Nation’s mortgage industry will only make this worse.

When the Federal Government itself approaches failure, the only possible result is a world-class inflation which reduces everyone in the Nation to something like a third-world status.

The future is not the Federal Government.  The future is private citizens in a private market taking risks for rewards and retrenching when they take the wrong risks until they and the system has recovered its feet and its nerve.

If some fail, some fail.  If all fail, failure no longer matters.

As for the stock market, let it trade down to where it reasonably should have been all along (say, 7,000) and let people learn to regard the stock market as what it is rather than as a casino.

I do not care if Nancy Pelosi’s net worth trades down from $300 million to $200 million.  Or Henry Paulson’s net worth trades down from $1 billion to $500 million.

That is their business.  It is not my business.  It is not my children’s business.  It is not my grandchildren’s business.  And it is not the Federal Government’s business.

Nancy Pelosi and Henry Pauling do not share their rewards with me.  If they lose, why should I repay their losses?  If casino gamblers win, they don’t share their winnings with me.  If they lose, why should I repay their losses?

Let them risk their own capital, rejoice in their own rewards, and live to regret their own losses.

Make no mistake about it, the 800-pound gorilla in the present rush to a massive Federal mortgage bailout whose eventual cost will be more like ten times $700 billion is the equities market and the desire of those who have for years gambled their assets there and reaped its rewards to have the Nation’s taxpayers preserve them from now taking their losses.

Posted in 1) Questions for Loan Officer, 2) General | 1 Comment »

Virginia Down Payment Assistance programs | VA DPA

Friday, September 19th, 2008

Contact us to get pre-approved for financing and to utilize a Virginia homebuyer assistance program.
- Maryland assistance programs
- D.C. HPAP program


Arlington County Moderate Income Purchase Assistance Program (MIPAP)
$14,999
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Chesapeake Downpayment Assistance Program (DAP)
$25,000
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Hampton Home Buyer Subsidy (HBS)
$20,000
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Henrico County Partnership for Down Payment Assistance American Dream Downpayment Program (ADDI)
$10,000
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Loudoun County Down Payment and Closing Cost Assistance Program (DPCC)
$5,000
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Multi Cities Housing Opportunities Made Equal State Home Funds Program (SHF)
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Multi Counties Interfaith Housing Corporation Affordable Housing Program (AHP)
$8,000
-
Petersburg HOMEownership Down Payment Assistance Program (DPAP)
$41,700
-
Portsmouth HOME Down Payment & Closing Cost Program (DAP)
$8,000
-
Portsmouth The Center for Community Development Affordable Housing for First Time Homebuyers (FTHB)
$45,000
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Prince William County Homeownership Assistance Program (HAP)
$100,000
-
Richmond Keystone Program Direct Homeownership Assistance (DHA)
$10,000
-
Richmond Southside Community Development & Housing Corporation Home Ownership Program (HOP)
$25,000
-
Virginia Beach Down Payment/Closing Cost Assistance Progran for First Time Home Buyers Program (FTHB)
$7,000
-
Virginia HOMEownership Down Payment Assistance Program (DPAP)
$25,000

Bill Mulligan of Choice Finance®    Bill Mulligan, Choice Finance

Posted in 1) Questions for Loan Officer, 2) General | 2 Comments »

New appraisal rules demand Buyer & Seller caution

Thursday, September 18th, 2008

A controversial agreement between New York Attorney General Andrew Cuomo and Fannie Mae and Freddie Mac with respect to real estate appraisals is not set to take effect until January 1, 2009.  However, lenders are already starting to adopt aspects of the pact.  The agreement was intended to provide safeguards that will ensure appraisal independence and more reliable valuations.  Notably, it prohibits using appraisers selected by local mortgage professionals or in-house appraisers in favor of those who are “independent.”

To the extent that it prevents interference with the appraisal process and inflated valuations will be a good thing.  As a buyer expect to pay for your appraisal up front and if you decide to switch lenders later, expect to pay all over again for a new one.  Many in the mortgage industry are unhappy that the agreement was struck without the usual input from federal regulators and industry groups.  Fannie Mae and Freddie Mac asked for comments and there may be some modifications before the stipulated January 1 start date.

Nonetheless, many lenders are forging ahead, wanting any kinks to be ironed out before next year.  Some lender/investors are using past appraisal problems as an excuse to review appraisals during the underwriting process and insist on adjusted (lowered) valuations, which can throw sales contracts into turmoil.

Buyers and sellers need to be aware of the new appraisal reality.  More than ever, appraisals are not final until underwriting approval.  Buyers should be wary of lifting any appraisal contingencies and Sellers should be prepared to deal with last-minute snags.
© 2007, Real Estate Information Services, Capitol Assets, Choice Real Estate, Inc. & Choice Finance®

..more comments on these new appraisal rules

New HVCC rules, how have they affected you?

Brent Mendelson, Choice Finance Corporation   Brent Mendelson, Choice Finance®

Posted in 1) Questions for Loan Officer, 2) General | 3 Comments »

Maryland Down Payment Assistance programs | MD DPA

Thursday, September 18th, 2008

Contact me to get pre-approved for your financing and to utilize a Maryland home buyer assistance program.
- Virginia assistance programs

- D.C. HPAP program
———-
Annapolis Homeownership Gap Financing Program (GAP)
$40,000

Annapolis Homes for America Homeownership Closing Cost Program (HCC)
$40,000

Anne Arundel County Arundel Community Development Services Inc Mortgage Assistance Program (MAP)
$40,000

Baltimore American Dream Downpayment Initiative (ADDI)
$10,000

Baltimore Buying Into Baltimore Home Sale Program (BIB)
$3,000

Baltimore City Employee Homeownership Program (BCEHP)
$3,750

Baltimore County Incentive Purchase Program (IPP)
$3,000

Baltimore Empowerment Zone Housing Venture Fund Program (EZHVF)
$5,000

Baltimore Live Near Your Work Program (LNYW)
$2,000

Baltimore Neighborhood Housing Services of Baltimore Inc Closing Cost Loan Program (CCLP)
$5,000

Cumberland Neighborhood Housing Services Closing Cost Grant (CCG)
$1,000

Frederick County Homebuyer Assistance Program (HAP)
$10,000

Garrett County First Time Homeowner Program 80/20 (DAP)
$40,000

Queen Anne’s County Critical Workforce Mortgage Program (CWMP)
$50,000

Rockville REACH Program (DAP)
$7,500
————–

Bill Mulligan of Choice Finance®   Bill Mulligan, Choice Finance®

Posted in 1) Questions for Loan Officer, 2) General | 7 Comments »

Streamline fha refinance | Maryland, Virginia, DC, Delaware

Wednesday, September 10th, 2008

FHA streamline refinance faq
FHA Streamline Refinances are designed to lower the monthly principal and interest payments on current FHA-insured mortgages and must involve no cash back to the borrower, except for minor adjustments at closing not to exceed $500. 

Most FHA Streamline Refinances are “non-credit qualifying” and done without an appraisal. 

Verification of Mortgage:  A credit report is not required on non-credit qualifying FHA streamline refinances.  Either a mortgage rating report or a verification of mortgage must be obtained. 

When a streamline refinance requires credit qualifying: 
- When a change in the mortgage term will result in an increase in the monthly principal and interest payment by more than 20 percent. (This is only permitted for Owner-Occupied principal residences.)        
- When deletion of a borrower or borrowers will trigger a due-on-sale clause. (Conditional Commitment issued prior to December 15, 1989).        
- Following an assumption of a mortgage that does not contain restrictions (due-on-sale clause) limiting assumptions only to creditworthy borrowers and the assumption occurred less than six months previously (loan Applications signed on or after December 15, 1989).        
- Following an assumption of a mortgage where the transferability restriction (due-on-sale clause) was not triggered (Loan Applications signed on or after December 15, 1989), such as in a divorce where a property transfer results from the divorce decree or by devise or descent and the assumption occurred less than six months previously.        
- ARM to Fixed Rate: When there are mortgage lates within the most recent 12 months and the interest/payment remains level or is increasing, credit underwriting is required.
-
Tolerance for mortgage lates
Tolerance for mortgage lates varies by product and individual loan characteristics. Generally, a Fixed Rate to Fixed Rate transaction in which the payment goes down substantially ($100 or more) can have limited lates in the prior 12 months with an acceptable Letter of Explanation and documentation deemed acceptable by the Underwriter. 
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Refinance of an ARM to Fixed Rate loan requires that all mortgage payments must have been made within the month due for the past 12 months or the period the mortgage has been in force, if shorter. 
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Mortgage insurance premiums
Non-credit qualifying FHA Streamline 100 bps UFMIP and 50 bps MIP.        
Credit Qualifying FHA Streamline
UFMIP and MIP will be based on the new decision credit score and LTV of the original loan.
-
new FHA loan limitsBill Mulligan of Choice Finance®
Contact us with any questions… We look forward to streamlining your fha refinance.  Check out our low
fha rates.
Bill Mulligan of Choice Finance

Tags: 12 month clean mortgage history & no credit scores, low fha streamline rates md va dc
Posted in 1) Questions for Loan Officer, 2) General | 2 Comments »

heloc | current rates & terms for line of credit

Wednesday, September 3rd, 2008

HELOC | current rates and terms for home equity lines of credit
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client
I would like to do some major work in my house.  How hard is it to get a second mortgage to finance it? my current mortgage balance is around $ 450K,and I would say the house is conservatively appraised at over $ 1.3 (my next door neighboor bought his a year ago at $ 1.4 million and it is certainly worth less than mine).  Let me know what options I have, cost, etc.
-
Choice
Your cheapest money will be with a Line of credit, or “heloc”.  We pay the closing costs for you and the rate is based on prime.  Your payments are only based on your outstanding balance and you can borrow only what you need.  With a rehab loan you have costs, you borrow a fixed amount, and your payments don’t change.

The rate is Prime minus .500%.  5.000% – .500= 4.500% currently. 
If you maintain a balance of at least $150,000 your rate will go to Prime minus 1.02%  5.000% – 1.02%= 3.980%

We pay all closing costs for you.  As long as you don’t close out the line (you can pay it down to $0, but not close it) in the first 3 years there is no fee.  If you do, you will be responsible for paying back all the costs… and it ain’t cheap!  We will also require you set up a checking account as part of this transaction to qualify for these rates…  A checking acct with direct deposit and an active debit card with the bank with one transaction per statement cycle.
-
Client
I presume, however, that this is not tax deductible like a second mortgage, right? How much would a 2nd mortgage be (no closing cost, as I like….)?
Also, can they cancel it or deduce it early (as I’ve heard it is happening to some people with Lines of Credit?)

If I take this, and unless interest rates go through the roof and I have liquid funds, I will not repay this in less than a decade….
-
Choice
 it is a 2nd mortgage in the form of a line of credit… and therefore should be a tax write off.
Yes, if they see values in your neighborhood fall it’s possible they will lower the total available line.  You have so much equity that we can get a larger than needed line, and you only borrow what you need, and if they reduce it you will still have plenty of room for your needs.
-
Client
given the use I will give to this, I’ll probably tap the line for whatever I need within a few months.  Say the line is for 200K and I tap 120K.  Can they eventually lower the line below 120K and force me to pay the difference?
-
Choice
They only prevent you from using it further, but the difference is not due.
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Client
how do I calculate the monthly payments in the case of a LOC?
-
Choice
The minimum payment is interest only.
If it were 5%, take .05 x your outstanding balance and divide by 12.
$150,000 x .05/12= $625 minimum monthly payment
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Client
Great, so I am only subject to interest rate fluctuations.
What if I go for a fixed 15 or 30-year paper?

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Choice
That fixed rate option is in the mid to high 7 range.  Even if the fed slowly raises prime over time, you would think it will take a while to get that high.  Plus, if you go with a fixed rate option, it’s not a line of credit.. instead it’s a one lump sum amount that you borrow at once, and your payments are based on that lump sum and never change.  The line is so good because you only take what you need, and as you pay it down it becomes available again to use, and your payments are only based on your outstanding current balance, AND you have the option to pay interest only (something you can’t do on the fixed rate).
-
Alex Echeandia, Choice Finance®  -
-
Alex Echeandia of Choice Finance®
Please contact me for options you qualify for.  I look forward to working with you!

Tags: as good as Provident heloc rates, Maryland line of credit heloc rates, no closing cost heloc prime minus, Virginia line of credit heloc rates
Posted in 1) Questions for Loan Officer, 2) General | No Comments »

Carteret Mortgage out of business | Virginia lender gone

Wednesday, August 27th, 2008

Yesterday, Carteret Mortgage out of Virginia announced it will be closing shop..  as CEO Eric Weinstein emailed his employees to “..seek other employment immediately..”. 
You can read full details here.

Carteret is based out of Virginia and operates in 45 states with about 800 employees.  Carteret was always a shop that paid high commissions and the Loan Officers processed just about the entire loan from start to finish.  These loan officers were individually licensed shops.  The Carteret employees I’ve known were one man shops operating from their home.  They paid all their own overhead and licensing.  They were legitimate businesses within the Carteret corporate structure.  Carteret LO’s were also compensated for bringing more loan officers to join Carteret.

If you are a soon-to-be former Carteret Loan Officer who wants to continue a full-time career originating mortgages, Choice Finance® would like to talk with you. 

David Wexler, Choice Finance Corporation

Read more about our Loan Officer employment position, and contact us for an interview.

Tags: D.C. Loan Officer employment, Maryland Loan Officer employment, MD D.C. VA mortgage jobs, Virginia Loan Officer employment
Posted in 1) Questions for Loan Officer, 2) General | No Comments »

HPAP and buying a home in Washington, D.C.

Thursday, August 14th, 2008

HPAP | EAHP assistance programs in D.C.
Contact Loan Officer Bill Mulligan if you will be buying a home in the District of Columbia.  Bill will show you how much assistance you qualify for with D.C.’s programs, including HPAP and EAHP.  HPAP is the Home  Purchase Assistance Program and EAHP is the Employer Assisted Housing Program.

If you are over-qualified for assistance, Bill will still put together options you qualify for and a game plan for getting you into your new home.  He will also be happy to put you in touch with one of his trusted Real Estate Agents who he will give your Pre Approval Letter to for submission with your contract offer. 

Bill is a local who lives in Washington, D.C. 

Bill Mulligan of Choice Finance®     Bill Mulligan, HPAP, and buying in D.C.

Tags: DC Employer assisted housing program, dc Home purchase assistance program, EAHP Loan Officer in D.C., HPAP Loan Officer in D.C.
Posted in 1) Questions for Loan Officer, 2) General | No Comments »

I have an adjustable arm now, should I refinance?

Tuesday, August 12th, 2008

CLIENT CHAT
Borrower

I have a piece of property in Martinsburg, WV that I’d like to sell.  I understand that the market isn’t really conducive for a sale at this time, correct?  And to boot, the market in the panhandle is flooded, the say the least.  However, I’d like a more professional take on the situation.  The home is a split level 4 bedroom, 3 full bath, single family w/o a garage sitting on .25 acres in the Sycamore Village subdivision in Berkeley County.  The mortgage balance is $246k. 
 If the market isn’t conducive for a sale, let me know if any mortgage companies are doing refi’s on 2nd homes.  I have an adjustable arm now. The house is currently rented. Thanks. R
Choice
If you’re willing to sell your home for what others are selling for currently in your area, then it’s conducive to sell.  This is something you will have to determine after researching what comparable properties are selling for, and what price you’re willing to go down to.  ..and in this market you will probably have to pay closing costs as well..
Since you are renting it out now, any lender will look at this property as an investment property and not a 2nd home.  This makes for higher rates than you would get if you were living in the property.  Mortgage balance is $246,000.  What do you think it would appraise for (conservative estimate)?  What is your current rate, when will it adjust, and do you know what it will adjust to?  Once I have these answers I can let you know if it will make sense to move forward with a refinance…  in the meantime don’t let a Realtor “list” your property or you won’t be able to refinance at all.
Client
I had a realtor in WV run comps for me about 2 months ago and they were selling homes w/similar specs for between $199k and $230.  This range isn’t an option for me because of the balance owed.  Right now there are homes in the subdivision listed from $189 – $280 some looking like mine and some a little bigger. Conservatively, I would say the home will appraise for maybe $250k – but this is a guestimation totally.  The initial interest rate was 7.8%, Feb 08 it adjusted up 2 points then down 1.45 points this month.  So now it’s just over the 7.8%.  Does the situation change if the home is rented to family, meaning could it be considered a 2nd home and not rental property?
Choice
Yeah, looks like you don’t have a choice but to hold onto it for now… and given enough time your value will come back up.   Even if a lender can get 250k as value, that won’t be enough equity to refinance an investment property.  Your best chance is with FHA because of the limited equity, but fha requires it to be your primary residence.  On the bright side, 7.8% isn’t that bad believe it or not.  Current fixed rates at 0 points are around 6.50%, and with add-ons for an investment property a lot closer to 7%. 
Client
Got it.  Thanks for the info.  I guess we’ll talk more about in a few years when the market rebounds
David Wexler, Choice Finance Corporation  Check today’s FHA mortgage rates

Tags: fha loan to buy West Virginia home, West Virginia panhandle refinance
Posted in 1) Questions for Loan Officer, 2) General | No Comments »

1031 exchange | Tax deferred exchange

Thursday, August 7th, 2008

A key tool for long-term real estate investors is found in Section 1031 of the U.S. Tax Code.  It is the taxdeferred exchange, also known called a like-kind or 1031 exchange.  What makes a tax-deferred exchange valuable?  With a tax-deferred exchange, you are able to dispose of a property that has appreciated and re-invest in a property or properties with better investment potential.  You can also re-leverage (spread around your equity) by acquiring two or more other properties.  With either objective, you can put off paying federal taxes on the gains until later.  

With capital gains taxes currently at very low levels, in recent years some investors have chosen, instead, to pay tax on the gains.  Why?  For one thing, they were concerned that gains tax rates may be higher in the future should Congress decide to close the current budget deficit by increasing taxes.  Another reason is that during the last  years of the hot market it was tough to find suitable replacement properties.  Provided that the property has been held for at least a year, gain from the sale is taxed at capital gains rates, generally 15%.   However, to the extent depreciation has been taken, which most real estate investors will have done, gains are taxed at a maximum rate of 25%.

With ample replacement properties to be found, we should see a reinvigorated demand for 1031 exchanges, provided the rules stay the same.  With that in mind, let’s review how a tax-deferred exchange works. The rules provide that gains realized on the exchange of property that has been held for productive use in a trade or business, or for investment, for other like-kind” property is deferred.  That means the gain is not includible on your current year’s tax return.  In the case of real estate, virtually any type of U.S. investment real estate can be exchanged for any other type of U.S. investment real estate.  Personal use property, such as a second or vacation home, does not qualify. 

In practice, deferred exchanges of residential rental properties typically are three-step transactions. The property being disposed of (the “relinquished property”) is sold to a second party, with the sale proceeds held by an intermediary.  The seller then has 45 days after the sale of the old property to identify a new property or properties.  The acquisition must take place at the earlier of 180 days from the settlement date or the due date for the federal income tax return from the year in which the property is sold (extension included).  The “replacement property” can also be bought in advance of selling the old property and special rules apply to such “reverse exchanges.” 

In any case, the replacement property must be specifically identified in exchange documents.  It is essential that a qualified intermediary be used to facilitate the transaction.  Your Realtor can probably assist in finding one or refer to www.1031.org, the web site of the Federal of Exchange Accomodators, the professional trade association for intermediaries.  Like-kind exchanges allow investors to re-leverage by exchanging property with a lot of equity for two or three others.  The maximum is generally three of any market value.  However, more are permitted provided they do not exceed 200% of the aggregate market value of all the relinquished properties. 

Exchanges also present an opportunity for an investor to shift the location of investment properties, either to a more promising area for appreciation or to a geographical area that is closer to the investor’s home, for instance, as a convenience in managing the property.  Understand that with a tax-deferred exchange, the tax basis of the new property will be the basis of the old property, which will probably reflect depreciation deductions.  That will also limit the depreciation deductions on the new property.  We do want to emphasize that a tax deferred exchange cannot be used for a vacation or second home whose purpose has been personal use.

A second home can be converted to a rental.  Once its business and investment credentials have been established (one year as a rental property should suffice), it can then qualify for an exchange.
© 2007, Real Estate Information Services, Capitol Assets, Choice Real Estate, Inc. & Choice Finance®

johnburley.jpg     John Burley of Choice Finance®

Posted in 1) Questions for Loan Officer, 2) General | 1 Comment »

Investment property financing

Thursday, August 7th, 2008

Currently, more than 30% of American households are renters.  Due to foreclosures, tougher financing rules and a fear of the market among some who might otherwise own homes, that percentage is growing, reversing a trend toward wider homeownership.  Whatever the reasons, owning investment properties and multi-unit buildings works:  there are tens of millions of American households who need properties to rent.

If you own your own home, you are already a real estate investor. For some, that is enough, but others want more.  How do you go about acquiring investment property?  At a time when the demand for rental properties is growing, the rules for financing them are getting more restrictive.  With bad loans still reverberating throughout the financial system, lenders are sensitive to any loan that appears higher risk and, unfortunately, real estate investment properties are viewed as being just that.  One of the best strategies in recent years has been to use your residence as the entry into the next level of real estate investing.  Most people who purchase another home usually sell their current one in order to move up to a larger one. 

Instead, you could simply keep the first home as a rental property. Many investors have patiently converted a succession of residences to investment homes, steadily accumulating properties whose rents serve as an annuity!  This can still work, but like virtually every mortgage financing arrangement, has become more difficult in the current restrictive lending environment.  

Fannie Mae has added new requirements: you will have to have 30% equity before you can count part (75%) of the rental income toward offsetting the mortgage payment.  If converting your home to a rental is a possibility, advance planning is extremely important.  Before you start looking for a new home you need to free up any available equity from the old home for your downpayment and closing costs, as an owner-occupant.  Understand that, as a first-time investor, you will be required to maintain substantial reserves, as much as 12 months worth of mortgage payments.  If your current home has little equity or is not a viable rental possibility, there is investor financing.  Like most mortgage programs, it comes with greater restrictions and higher costs than in the past.  With investor financing you will pay more than owner/occupants and the rules have gotten and are getting even tougher if you want to get in with a minimum downpayment. 

Freddie Mac has announced that, as of August 8, it will only purchase loans on investment properties where the owner has no more than four other units. Previously, the limit had been ten.  Mortgage insurers are pulling away from writing insurance on investment properties, limiting or eliminating programs that allow greater than 80% loan-to-value ratios.  Currently, only Genworth and RMIC of the big four MI companies will insure investor purchases up to 90% LTV, and the minimum credit score is 720.  A major caveat: though Genworth and RMIC will insure investor loans to a maximum of 90% LTV, even they will not insure these purchases if the property is located in a “declining market.”

None of the major MI companies will insure a 3-4 Unit purchase nor will they insure a condo, nor will they do a cash-out or a rate-term refinance on an investment property.  Even with a 20% initial investment (and no mortgage insurance), be prepared for rates that are 0.5 to 0.625 percentage points higher than owner-occupied rates.  This translates to an additional 1.5 to 2.5 discount points and can increase further depending on your credit scores. 

Understand that these days with less than 20% down you will be at the mercy of a fickle and wary market.  Secondary financing is virtually nonexistent for investors, but will return eventually.  Investor programs exist, but some require extra effort to find them.  Working with an experienced mortgage professional can save you lots of money by finding the right investor financing program to minimize your monthly mortgage cost.
© 2007, Real Estate Information Services, Capitol Assets, Choice Real Estate, Inc. & Choice Finance®

Bob Kearns, Choice Finance®     Bob Kearns, Choice Finance®

Tags: Maryland investment property loan, Virginia investment property loan, Washington D.C. investment properties
Posted in 1) Questions for Loan Officer, 2) General | 8 Comments »

Mortgage programs | Today’s home loan options

Saturday, July 19th, 2008

The recent credit tightening due to the “credit crisis” in the U.S. has seen thousands of mortgage companies go out of business and so many loan programs no longer available.  145 mortgage licenses were cancelled in the state of Virginia just last month.  Below I put together a list of programs that are still available.  Over time I expect we will see more creative mortgages become available, maybe never to the extent that we witnessed a couple of years ago, but definitely more than the current loan options.

FHA and Down Payment Assistance program
The sub prime market is virtually non-existent.  FHA, which was barely used in recent years, is now a vital outlet for borrowers.  Flexible guidelines, little money needed, and recently raised loan limits…  It is almost the only option for borrowers with lower credit scores and/or very little money saved.

FHA can also serve to get a borrower into a home with no down payment at all and no money for closing costs at settlement.  It involves the Down Payment Assistance program which is a gift from the Seller.  In this market with so much inventory available, it is not difficult to find a Seller willing to pay this gift and all closing costs for the borrower.

VA
For veterans and military personnel, this is probably the best option out there if you are eligible.  100% financing is available at a great market rate.   No mortgage insurance is required, which keeps the total payment very low for a $0 down mortgage.

GRH USDA
Guaranteed Rural Housing program is available for properties in rural areas.  No MI (mortgage insurance) is required on this loan either.  Current maximum loan amount is the conforming limit of $417,000.

OFFICER NEXT DOOR | OND
Police Officer next door program is made available by HUD so law enforcement may purchase a Hud home at half price.  If the police officer uses fha financing for this purchase he/she will only need a downpayment of $100 and can finance the closing costs into the loan.
John Hodges, Choice Finance®

TEACHER NEXT DOOR | TND
This works like the above Officer Next Door program.  Contact us for a list of Hud homes in your area and to get preapproved for the fha mortgage.
Brent Mendelson, Choice Finance Corporation

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NO CLOSING COST REFINANCE
Yes, rates are still low enough where a no closing cost refinance still makes sense.  Many borrowers can lower their rate slightly not pay any closing costs.  No, closing costs are not “rolled” into the new loan.  These programs do offer a slightly higher rate, and that is how the lender is able to pay these actual costs for you.

MY COMMUNITY
The My Community program was extremely popular just a short while ago.  As the market changed this program was still available but Mortgage Insurance companies were no longer underwriting them at 100% financing.  The bare minimum went to 5% down.  The mortgage insurance can be expensive with this program and right now it makes sense to go FHA instead in most cases.

INTEREST ONLY
Interest only loans are still available.  They received such an undeserved bad stigma once the market changed for the worse.  It was 100% financing combined with a 2 year adjustable rate, combined with the option to pay interest only…  that led to so many borrowers not being able to afford their homes when 2 years was up.  It’s when homes stopped appreciating that these loans blew up on lenders.  They can still make a lot of sense for borrowers who understand them.  The borrower is still allowed to make a fully amortized payment on these loans.

ARM
Adjustable Rate mortgages are still popular and still a great option to a higher fixed rate.  The most popular currently are the 3 year and 5 year ARM’s.  There isn’t enough spread between the 7 and 10 year arms and a fixed rate.  An ARM is also available through fha.  The caps are usually 1/1/5.  Conventional arms caps are typically 2/2/6.

HELOC
Home Equity Line of Credit, also known as a Home Equity Loan… is a second mortgage.  The most popular are tied to the Prime Rate.  Whenever prime changes, your rate will change.  This option is called a “heloc”.  The other option is a fixed rate second, which offers a higher fixed rate.  You have to borrow the whole amount at once and make payments based on it.  A Heloc is so advantageous because you can get a 100k line, but only take out what you need.  This way your payments are only based on your outstanding balance.  You also have the option to pay interest only, which makes your payment incredibly low.  It’s usually a tax write-off and it makes sense to use it to pay off any higher rate debt you may have.

REHAB
Rehab loans are set up a lot like construction loans and usually offer a 6 month construction term where you can make interest-only payments.

CONSTRUCTION
Financing when you have the land and want to build a home.  Construction phase is usually interest only, and then converted to a permanent rate at completion.

MULTI UNIT
Whether it’s a 3 unit Multi-family dwelling or a 50 unit apartment building, we can help you with the financing.  If it’s 5+ units, make sure you complete the commercial application and then the standard 1003. Both are needed.

REVERSE MORTGAGE

FORECLOSURE BAIL OUT
You will need a minimum of 30% equity for us to help.

Tags: BRAC realignment brought you to D.C.? need a VA loan?, DC 100% loan, Delaware mortgage loan programs, FHA Down payment assistance program DPA, Florida mortgage loan programs, Maryland mortgage loan programs, MD 100% financing, North Carolina mortgage loan programs, VA 100% mortgage, Virginia mortgage loan programs, Washington D.C. mortgage loan programs
Posted in 1) Questions for Loan Officer, 2) General | 5 Comments »

FHA guidelines | foreign income and qualifying

Thursday, July 10th, 2008

Making a case for the inclusion of foreign income that is not subject to U.S. tax
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Facts and editorial/opinion

BACKGROUND:
One of the two borrowers works in Dubai and gets paid in a foreign currency.  That currency is pegged to the US dollar, so there can not be any fluctuations in value.  However, this loan was denied by another lender because of the fact that the borrower was paid in a foreign currency.   The guidelines don’t mention this issue.
UNDERWRITER:
Borrowers must earn income in US dollars and report US taxable income. If the borrower is paid in foreign currency, those checks are only cashed in foreign currency and not US dollars, therefore making the income ineligible.
Dubai currency pegged to US dollars is really not any different than Euros or the Mexican peso – it is just pegged at an exchange rate. Has nothing to do with the taxability of the earnings by the IRS.

MORE BACKGROUND:
Borrower is a US citizen and files US taxes reporting everything she earns overseas.  Much of that is not taxable under US tax laws but it all gets reported to Uncle Sam. 
Also, the difference b/t a currency being pegged to the US dollar verses something else, like the Euro for example, is that a currency fluctuation will never change the borrower’s actual earnings.  For example, if the borrower makes the equivalent of $50,000 US dollars then even if the value of the dollar increases, if that foreign currency is pegged to the US dollar, our borrower still makes $50,000 US dollars.  If that currency were the Euro, then that $50,000 turns into something less as the dollar increases in value relative to the Euro.  Similarly the Euro could decline in value against the dollar, this would also reduce the borrowers actual earnings – that can’t happen if the currency is pegged to the Dollar.    I’m not sure if any of this makes any difference for purposes of FHA insurance, I just thought it to be a substantial distinction.
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UNDERWRITER:
Income for qualifying purposes must be taxable and be part of the AGI on a persons’ tax return. Paying taxes on US income is fundamental to the nature of  Federally insured FHA mortgages.  The section below provides examples of allowable income. You will NOT see any exception to “add back” non taxable compensation.
 As for the currency exchange issue, I understand the Dubai $ is fixed to the  US dollar as opposed to the Euro, etc . But  it is still not relevant to US taxable income.Income must be taxable in the US and not just reported as foreign earnings on a supplemental schedule on a tax return. Think of it as a borrower making “off the books”  income or illegal income. It cannot be used if no taxes are paid on it.
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4155.1 REV-5 business shows a significant decline in income over the period analyzed is not acceptable, even if current income and debt ratios meet our guidelines. There are four basic types of business structures: sole proprietorships, corporations; limited liability (”S” corporations); and partnerships. Each type requires slightly different forms of analysis. The following provides additional information on analyzing tax returns: 1.
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Individual Tax Returns (IRS Form 1040). The amount shown on the IRS Form 1040 as “adjusted gross income” either must be increased or decreased, based on the lender’s analysis of the individual tax returns and any related tax schedules. Particular attention must be paid to the following:
a. Wages, Salaries, and Tips. An amount shown under this heading may indicate that the individual is a salaried employee of a corporation or has other sources of income. It also may indicate that the spouse is employed, in which case the income must be subtracted from the adjusted gross income in the analysis. b. Business Income or Loss (from Schedule C). The sole proprietorship income calculated on Schedule C is business income. Depreciation or depletion may be added back to adjusted gross income. c. Rents, Royalties, Partnerships, Etc. (from Schedule E). Any income received from rental properties or royalties may be used as income after adding back any depreciation shown on Schedule E. d. Capital Gain or Loss (from Schedule D).
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This transaction generally occurs only one time, and it should not be considered in determining effective income. However, if the business has a constant turnover of assets resulting in gains or losses, the capital gain or loss may be considered in determining the income, provided the borrower has at least three years’ tax returns evidencing capital gains. An example includes an individual who purchases old houses, remodels them, and sells them for a profit.
e. Interest and Dividend Income (from Schedule B). This income, which is taxable and tax-exempt, may be added back to the adjusted gross income only if it has been received for the past two years and is expected to continue.
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October 2003 2-21 4155.1 REV-5 (If the interest-bearing asset will be liquidated as a source of the cash investment, the lender must adjust accordingly.) f. Farm Income or Loss (from Schedule F). Any depreciation shown on Schedule F may be added back to the adjusted gross income. g. IRA Distributions, Pensions, Annuities, and Social Security Benefits. The non-taxable portion of these items may be added back to the adjusted gross income, if the income is expected to continue for the first three years of the mortgage. h. Adjustments to Income. Certain adjustments to income shown on the IRS Form 1040 may be added back to the adjusted gross income. Among these adjustments are IRA and Keogh retirement deductions, penalties on early withdrawal of savings, health insurance deductions, and alimony payments. i. Employee Business Expenses. These expenses are actual cash expenses that must be deducted from the borrower’s adjusted gross income.
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MAKING A CASE:

In two separate sections the FHA guidelines seem to specifically permit the inclusion of foreign income that is not subject to US tax. – the guidelines specifically provide for the grossing up of non-taxable income even in the case where the borrower is NOT required to file a US tax return.  See 4155.1 REV-5, 2-7Q, “Non taxable income” which provides, in pertinent part, “If a particular source of regular income is not subject to federal taxes… the amount of continuing tax savings attributable to the non-taxable income source may be added to the borrower’s gross income….  If the borrower is not required to file a federal income tax return, the tax rate to use is 25 percent.” 
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The FHA guidelines specifically state that non-taxable income should be grossed up by 25% even in the case where the borrower is not required to file a US tax return - I am not able to reconcile this with the rationale provided for excluding the prospective borrower from participation in an FHA insured mortgage.  How can this be true if “paying taxes on US income is fundamental to the nature of Federally insured mortgages”? I think FHA  fully intended participation to be open to US citizens regardless of whether their income is subject to US tax. 
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Would you permit a plaintiff in a court proceeding who received compensatory damages for the loss of a family member to be paid out in $50,000 increments annually over the next 20 years to use that $50,000 per year as qualifying income (lets assume that’s the borrowers only income)?  These compensatory damages are not subject to US tax, so the entire $50,000 per year is received tax free with no further US tax obligations (except of course that interest made from the money received would be taxable).  Would we try to exclude this borrower or his income because the $50,000 is not part of the borrowers Adjusted Gross Income?
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–the FHA guidelines make specific reference to the ability of US citizens residing in a foreign country to be a co-signer on an FHA loan.  In discussing co-borrower and co-signer eligibility, Section 2-2A3 states, “Unless otherwise exempted (e.g., military service with overseas assignments, US citizens living abroad), any non-occupying co-borrowers or con-signers must have a principal residence in the United States.”  The parenthetical makes specific reference to the ability of a US citizen living abroad to qualify as a non-occupying co-borrower.  The only way to interpret this rule is acknowledge that a co-borrower living abroad need not have a permanent residence in the US – however one defines “permanent residence” (that is, of course, irrelevant to the issue being considered).  Should our borrower be penalized for taking advantage of a favorable tax rule?
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–Discriminatory consequences based on income levels:  The exclusion applicable to income earned by US citizens living abroad applies only to the first $85,700 – amounts in excess of the $85,700 are fully taxable in the US.  If a borrower makes $200,000 per year, and therefore pays US tax on income that exceeds the 85,700 exclusion, can that person then be a co-signor on an FHA loan because US tax has been paid? I don’t think we can have two different answers for two similarly situated US citizens working and living abroad based on their relative income levels, one answer for the prospective borrower making $50,000 per year and a different and more favorable answer for the borrower making $200,000 per year.  I don’t think that is a distinction HUD would or should be comfortable with.
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–IRS Regulations:  The Tax Code and IRS Regulations don’t support discrimination against US citizens based merely on the exclusion of certain foreign income from taxation.   The first paragraph of the instructions to Form 2555 (exclusion of foreign earned income, link attached http://www.irs.gov/pub/irs-pdf/i2555.pdf ) states the following, “If you are a US citizen or a US resident living in a foreign country, you are subject to the same U.S. income tax laws that apply to citizens and resident aliens living in the US.  But, if you qualify, use Form 2555 to exclude a limited amount of your foreign earned income…”  A US citizen who elects to exclude foreign earned income is for all other purposes treated as a US citizen subject to all other US tax laws.  In fact, if that same taxpayer has income from other sources, when determining the appropriate tax bracket for that ”other income”, the taxpayer must pretend that the excluded foreign income was in fact received, and is therefore taxed at a higher rate on that ”other income”.
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–Exclusion is entirely elective:  The election to exclude the foreign income is entirely elective, it IS NOT mandatory nor is it otherwise required (see “Choosing The Elections” on instructions to Form 2555, link above).  If a taxpayer does not elect to exclude the first $85,700 of foreign income from US taxation, does that taxpayer then qualify for FHA financing (as a non-occupant co-borrower) because US tax has been paid (assume for the sake of argument that total income is $50,000 US dollars in foreign currency)?  If so, should there be a difference between the US citizen who elects to take advantage of a favorable tax law and the one who does not?  I think the answer has to be no, as it would otherwise be tantamount to rewarding someone for their stupidity.  Mark Zaidan, Choice Finance® 
Contact me to discuss the above or your own loan details
Mark Zaidan, Choice Finance®

Tags: making a case for using foreign income to qualify
Posted in 1) Questions for Loan Officer, 2) General | 3 Comments »

Who has the best rates?

Monday, July 7th, 2008

You can spend an entire week surfing the different lenders online to research who has the best rate and lowest fees for your mortgage.  Every lender presents their interest rates and closing costs differently.  In fact, many make it very difficult to find their closing costs at all.  They want you to complete an application FIRST.  How frustrating.

Choice Finance® has tried to make this process easier for you.  We are committed to providing the lowest rates and fees, AND availability of most mortgage programs. 
ditech does not do FHA financing.  

Check out the interest rate chart we now post and update at least once a day.  On this spreadsheet we have also provided the links back to the other lenders so you may verify the information we have posted.  Please use this blog to post your experiences with these other lenders so we all may benefit.

*ditech
07/07/08– Through the creation of this rate table, I think I found ditech to be the hardest website out of the above lenders to pull a rate quote from.  When I went to their Live Chat to ask where to find rates the response was
“rates are based on details from a completed application, I can give you a call to complete one if you like“. 
To which I replied “im not ready to complete an application. I have excellent credit, im putting 20% down on a 400000 sales price. id just like to see what your rate is for a no points 30 year fixed rate“. 
Ditech responded “0 point loan is at 6.375 today, rate are as low as 5.875% With and APR of 6.23“. 
me:  “thank you. can you tell me your lender fees on the 0 point loan? is it your $395 flat fee?“. 
Ditech:  “no 395 only applies to refinance, purchase fees are at 1450“.  “we currently don’t have FHA financing“.
This was enough info to see ditech was not the best rate and fees on that day.  I find this ironic given ditech’s latest commercials that promote their “transparency” and upfront way of doing things.  I also find it interesting that they charge $1450 on a purchase according to the Live Chat person.  This is also info I could not find on their site.  What you do see throughout their site is a flat fee of $395 promoted. 
Try for yourself and go to ditech’s website.  Please comment on this blog post if you were able to find their rates and closing costs.

*Lending Tree
Have you ever inquired with them?  Get ready for numerous solicitations.  If you think you were confused when you researched the different lenders websites, just wait until you have loan officer after loan officer contact you, each with his/her own way of selling their mortgage.  The reason is because Lending Tree is not the lender.  They are the advertiser who charges actual Lenders/Loan Officers to be part of their “lending network” and receive your mortgage inquiry as a “lead”.  A big plus of having the rate spreadsheet we created is to help you put all the info in front of you without salespeople knocking your phone and email doors down.
Choice Finance® loan programs, today’s mortgage options

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Tags: bank of america suntrust wells fargo wachovia, lending tree ditech eloan quicken loans, Where can I find the lowest mortgage rates?, Who are the top 10 mortgage lenders?, Who has the best interest rates?, Who has the best mortgage rates?
Posted in 1) Questions for Loan Officer, 2) General | No Comments »

Reverse mortgage loans | Reverse mortgages

Tuesday, July 1st, 2008

The slow housing market is affecting a lot of people, including older homeowners who are having no trouble meeting their mortgage payments, don’t plan to sell and may not even have a mortgage payment!  Those affected are homeowners who could have gotten reverse mortgages before the market slowdown, but are now looking at lower home values and, as a consequence, less potential payoff from getting a reverse mortgage.

A reverse mortgage enables older homeowners to convert equity in their homes into tax-free income without having to sell the home, give up title, or take on a new mortgage payment.  The reverse mortgage is so named because the stream of payments is reversed.  Instead of making monthly payments to the lender, as with a regular “forward” mortgage, a lender pays you.  The amount of funds you are eligible to receive depends on the age of the youngest spouse, appraised home value, current interest rates and loan limits in your area.  The older you are and the more equity you have in your home, the more money you can get. 

Reverse mortgages are being taken out by increasing numbers of homeowners every year (over 100,000 FHA mortgages last year, up 41% from 2006), but they are still a small segment of the overall mortgage market.  The multitude of commercials for reverse mortgages with well-known celebrities might lead you to believe it is greater.  That’s because the lending industry sees this as having big potential as baby boomers age.  Reverse mortgages make sense for many homeowners, however, they aren’t for everybody. If you are thinking about looking into a reverse mortgage, be sure to include a financial advisor and your family in the discussions.

Who is the best candidate for a reverse mortgage? 
Someone who is over 62 (all owners on the title must be over 62), has a lot of equity in the home and has a clear plan for the money are prime candidates.

What are the options for getting the money?
You can receive your money in one of four ways: (1) as a fixed monthly payment either for a set term or for as long as you live in the home; (2) as a lump sum; (3) as a line of credit that has a growth factor which takes into account appreciation in your home and your aging; or (4) a combination of the three.

As an example of the last option, you could get a lump sum to pay off what remains of your current mortgage, set up a monthly draw to pay for long term care insurance and keep an ever-growing equity line to cover unexpected expenses or to access some quick cash. 

How can the funds be used?
This is one of the great attractions of the program. There are no limits on how you use the money, except your own imagination.  Consider the following choices:  Eliminate mortgage payments; supplement retirement income to cover daily expenses; repair or modify your home for health needs; pay for health care;  pay off all bills; take a dream vacation; underwrite grandchildren’s college expenses; reinvest the proceeds in a higher yield account; pay your property taxes; avoid foreclosure.

Does a reverse mortgage affect my current government assistance, retirement benefits or estate plan?  A reverse mortgage does not affect regular Social Security or Medicare benefits.  However, if you are on Medicaid, any reverse mortgage proceeds that you receive must be used immediately, since funds you retain would count as an asset.  Will there be anything left for your estate?   You still own the home and the reverse mortgage will probably never exceed 60% of its value.   If you take a lump sum, the remaining equity is still yours. If you are taking a draw, your home will probably appreciate again once we clear the current slowdown.  The important thing to remember is that you can never owe more than the value of the home. Even if your proceeds were to exceed the value of the home, your heirs will not be responsible nor will other assets be attached.

How is the loan paid back?
No payments are due on a reverse mortgage while it is outstanding.  The loan is repaid when you cease to occupy it as a principal residence, that is, when you or the last remaining spouse passes away, sells the home or permanently moves out (12 months of non-occupancy).  When the home is sold, proceeds that exceed the amount owed goes to you or your estate. 

What are the negatives?
Upfront costs for a reverse mortgage are substantial. If you plan to stay in the home for less than four years, there may be better options available, such as a traditional home-equity loan or mortgage where you take out enough cash to cover the monthly payments.

You will be consuming the equity in your home.
If your goal was to leave the home debt-free to your children, this may not be a good idea.  Sit down and discuss the situation with your heirs.

You are not going to get a lottery-size windfall with this mortgage.
The best current option is the FHA version of the loan and you will be constrained by their limits. Fannie Mae’s version is more expensive and gives you less.  The private market is just starting to address homes with large equities.  As demand continues to rise for these products, though, the marketplace will become more competitive and creative.  Though this mortgage is an excellent way to deal with foreclosure, tax sales and potential bankruptcy, it may very well only be a short-term solution.  If there are other financial issues, seek advice for more options.  If you are considering a reverse mortgage, do your homework and analyze the costs and benefits.   AARP offers reverse mortgage counseling and one-on-one help.  © 2007, Real Estate Information Services, Capitol Assets, Choice Real Estate, Inc. & Choice Finance®

John Hodges, Choice Finance®     John Hodges of Choice Finance®

Tags: Maryland reverse mortgage, Virginia reverse mortgage
Posted in 1) Questions for Loan Officer, 2) General | No Comments »

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