Thursday, October 25, 2012

Mortgage Application Tips

Mortgage Application Tips You Can Use

Plan on buying a home soon or in the near future? You will need to be prepared when you go apply so keep these helpful tips handy when visiting your bank, credit union, or mortgage broker. It's very important in this lending environment we find ourselves in to be properly prepared at application to avoid delays in closing your loan on time.

The documentation and accuracy of information is key right now.  Lenders are seeing many loans being audited and being found deficient of the proper supporting documentation by the time it makes to post closing review.  This causes significant fines and penalties and can lead to buybacks (this is when the investor such as FHA or Fannie Mae forces the lender to buy back the loan due to deficiencies found)

So here are some helpful tips to make sure your application process is smooth.

  • Provide complete and accurate information on current residence, employment history, any other mailing address you might use, and banking account information including full account numbers.

  • Have all the proper documentation as it relates to your situation, ie if you're employed make sure you have two years of w2's; if you're self employed make sure you have personal and business tax returns with ALL schedules and signed for the last 2 years.  Be prepared to answer questions regarding decrease in income if applicable.

  • If you own rental property make sure you have complete addresses with estimated values and correct rental amounts and expenses like taxes and insurance information for EACH property

  • Have the most recent paystubs available covering the most recent 30 days and make sure they are consecutive in pay periods.  Example: you get paid weekly - just check your stubs to make sure all the checks are for the last 4 week period

  • Be prepared for more requests for additional documentation or explanation of information you submit to underwriting.  Now more than ever scrutiny is being placed on lenders so when underwriters request this documentation they are only trying to make sure they have no material findings in the file when audited.

  • Stay calm during the process. If delays occur know that this is common these days as lenders are running short staffed and are having difficulty finding qualified people to hire.  During the housing bust many people left the industry to seek employment elsewhere and do not want to leave the new place of employment for a position that may not be permanent. 

  • When asked submit documentation as quickly as possible to avoid further delays

  • Be patient.  There is a lot of activity going on right now in the housing market with purchases and a refinance boom so it's best to remain calm, patient, and do not make significant concrete plans just in case a delay occurs.  This will onlly frustrate you more.
By following these simple tips you can avoid alot of frustration and emotional hills and valley's during the process. 

Mastering Credit Scores

Mastering Credit Scores



We all know how important credit as become. In this day in age where all that is used by lenders is credit score, an accompanying story and relationship has become a thing of the past. With the new instruments on Wall Street such as credit default swaps and other derivatives make it nearly a necessity to have a high credit score in order to even look at you as a candidate for financing.

 
 
The most frustrating part about this is that it takes years to build credit and just minutes to destroy it. Then after something happens it can take years to rebuild it. In many instances there are situations where credit inaccuracies, which are highly common, can prevent you from getting the financing you need whether it be for a business or personal usage. There have been laws put in place to help consumers like the FACT act and the FCRA act but without detailed knowledge of these acts, which most consumers don’t, trying to remove inaccuracies is time consuming, frustrating, and result in consumers just giving up.
 
 
The FACT Act stands for the Fair and Accurate Credit Transaction Act and FCRA stands for the Fair Credit Reporting Act, the FACT act was passed in 2003 and amended the FCRA act in order to provide more regulation that consumers can get one free copy of their credit report each year. With hundreds of provisions in each act it’s a stretch to require consumers to know these statutes inside and out. So how does a consumer become educated in this? With the internet you can find out just about anything but sometimes this comes with a price, some expensive some not.
 
 
You could always hire and attorney but this can be expensive as well. I know you’ve seen it, the many “credit repair companies” out there promising they can remove negative remarks some can help some not at all. Some of these companies are very expensive others are fairly cheap. The most important thing to remember, when dealing with credit, is to monitor your credit report and pay your bills on time.
 
 
I’m going to give you some resources that I’ve found online to be helpful in helping me “Master” my knowledge in the area of credit scores. The credit reporting companies provide you with information and also offer credit monitoring every month for a low fee and offer unlimited credit reports to help you take control of your credit.
 
 
The one thing that is frustrating is not KNOWING the algorithm at which they calculate your score. I’m going to give you a guide below as to what your score is comprised of and what information the credit scoring companies use in order to calculate your score. However this does not give you the concrete formula to which they use. Really to maintain great credit keep revolving balances low, don’t get into too much debt, and pay things off as fast as possible.
 
 
We are all bombarded everyday with “specials” and “once in a lifetime offers”, this is just targeted marketing designed to make you believe you can’t live without it or you are lesser of a person if you don’t buy it NOW. Please don’t fall for this. Now that is not to say some of the books and products that are marketed to you are not valuable, I’m merely saying don’t run to “every” special once in a lifetime offer that is presented to you, use your better judgment. The key is to spend less than you make and I know sometimes this can hard when we “justify” it in our minds by thinking we can handle the payments. But when you have this payment and that payment and then you have to borrower money to make this payment, you know where I’m going with this.
 
 
We are in the age of “automated underwriting systems” that help expedite credit decisions for lenders to improve time efficiency and lower costs. The problem with these systems is they are driven by score and your credit history, they cannot read your story. So for an example banks didn’t use these systems, they would evaluate your score based you and what you have to say. Keep in mind that underwriters looking at your application do not see you or know you therefore all they go by is what’s on paper. This is a huge disadvantage for the consumer but there are some advantages as well, including speed, efficiency, which improve customer service and the overall experience. KNOW your credit score and become educated in this area because its only going to get more complicated especially with the growing financial problems in the economy surrounding credit.
 
So lets get to some of information I have for you and resources you can use to help you with the “Mastery of Your Credit Score”.
 
BCS Alliance offers a credit kit that is 101 pages total and gives you some of the information I’m going to share with you now. I paid $14.99 for it; a small price to pay for information that could save you tens of thousands of dollars in the future.
 
 
 

Credit Scores

750 or higher – considered excellent credit

660-749 – considered good credit
 
620-659 – considered fair credit
 
350-619 – considered poor credit
 
 
 

How Credit Scores are Determined?

 
  • 35% - Past payment history - Late payments, charge offs, bankruptcies, etc.
  • 30% - Outstanding debt – amounts owed on all accounts, number of accounts with balances, debt-to-credit limit ratio, etc.
  • 15% - Length of credit history – Time since accounts were opened, time since last activity, time since last delinquency.
  • 10% - Recent credit applications – Types of new accounts, recent inquiries, and how many inquiries.
  • 10% - Account mix – Types of various accounts (car loans, credit cards, mortgages, etc.)
 
Factors that are NOT used are demographic information, salary, type of job, etc.
 
To purchase this credit kit go to www.bcsalliance.com
 
Remember if you keep you expenses low and keep more than you spend, you can gradually increase your credit score overtime and when a need arises you will have no problem obtaining credit and you will pay substantially less in interest and finance charges because of your good credit history.
 
Thanks again!
 
“The key to life is accepting challenges. Once someone stops doing this, he’s dead.”
 
Bette Davis
 
 

Monday, October 15, 2012

When To Use Renovation Financing


 When To Use Renovation Financing


People often associate renovation financing with dumps; foreclosures and bank owned properties; but that's entirely true.  You can also use Renovation Financing for outdated properties as well or even in situations where you would like to build onto your existing home with improvements such as a room addition or second story.  Anything light to moderate from kitchen updates, flooring, electrical to a complete tear down and rebuild on the existing foundation....you really do have many options available.

The most popular renovation loan is the FHA 203k loan.  This loan has been around since the early 80's and was designed to help revitalize communities and renovate the aging housing stock. This in of itself a stimulus package.  It creates economic activity on many fronts from the purchase of the home (or refinancing) to hiring of contractor(s), purchasing of the materials, and keeping money flowing through the economy. 

Even though this loan has been around for many years, very few lenders know how to originate them or even offer them.  I think you'll see this change as more foreclosures hit the market to which renovation financing is the only way to get loans on these properties because in the as is condition...they don't meet minimum property or appraisal standards for financing. 

I'm calling it right now that renovation financing will be the next real estate trend.  See my previous post on this here ====> http://swigartsmortgagejournal.blogspot.com/2012/09/the-new-real-estate-trend.html

The key to completing these loans in a timely manner is:

  1. Going to a lender that specializes in these and speaking a renovation specialist. Not all loan officers are trained properly to originate these and it could get ugly if they don't know what they are doing.
  2. Having your plans for renovations decided on early.  If you're purchasing a home make sure have the walk through with the contractor to determine needed and/or desired repairs. Also if your doing a 203k it's advisable to have a HUD Consultant inspect upfront so that you know what minimum repairs are needed early in the process.
  3. Do not make multiple changes to the scope of work after beginning the process because each time you change the scope of work, this triggers needed paperwork changes that delays the process.
  4. Turn your documents in as quickly as possible.  Read my blog post on being prepared at application here ====> http://swigartsmortgagejournal.blogspot.com/2012/09/how-to-be-prepared-at-application.html 
  5. Again - work with a specialist, work with a specialist, work with a specialist.  They have the experience and training to advise you and lead you down the path to closing as quickly as possible.
Now I can give you many more tips but just follow these above and you'll be just fine.  Using renovation financing is an awesome tool to help turn a home you just like...into one you really love.  Not only that but your getting the financing at low interest rates and spreading the cost over 30 yrs....and...you're increasing or even building equity with the improvements so that in the future when you sell; you can get top dollar and have money left over for a bigger down payment on the next one.

I've had people purchase foreclosures at $40 and $50k and putting $20-$30k into them and walking away with 20% equity to build on for the future.  You just can't go wrong with these loans.

Until next time..

If you like this blog check out my other one www.livingwithnolimits.net.

Thanks,

Homeowners Suing Banks Over Fixing Libor

Boy it's starting to get thick out there in the financial world.  Just when we thought all the juicy news has been released on activities that the big banks were doing before the crisis we now have the next big story..
http://www.businessweek.com/news/2012-10-15/banks-sued-by-u-dot-s-dot-homeowners-over-rigging-of-libor-benchmark

Businessweek is now reporting 12 banks including Chase, Barclays, RBS, and Royal Bank of Canada, to name a few "unjustly enriched themselves" by manipulated the LIBOR rate which impacted thousands of homeowners on adjustable rate mortgages.  LIBOR is an index used when determining the rate changes on ARM products.  Not only that but is the benchmark for some 300 Trillion dollars in loans and securities.

Barclay's is the only bank to date that has settled and this will seem as if the trend will continue.  Just seems like the only recourse for activity and behavior like this is settling out the claim with a fraction of the money they made by perpetrating the fraud.  Nobody goes to jail; not even the traders involved.  It's amazing how they just get away with it.

Gotta love the American justice system...

Stay tuned.

Wednesday, October 10, 2012

FHFA Releases Plan on Fannie and Freddie

Yesterday the FHFA (Federal Housing Finance Agency) released it's plans for the ailing government sponsored enterprises, aka GSE's, and it's no surprise the whole report is blah, blah, blah.  Its the same ole crap we've been hearing - they are going to stabilize markets and increase fees to shore up the GSE's portfolios.  Yea, while they still suck money from the Treasury as they hemorrhage cash, still losing money, while the housing market just muddles along.

So basically they have no long term plan just alot of lip service.  The execs will still keep getting paid the big bucks to run the mortgage market into the ground.  Next month Fannie is raising it's delivery fees yet again.  This cost is spread to the consumer making it even more expensive to get a mortgage loan.  FHFA says it's "market risked-based" pricing but really it's nickel and dime everyone to death because we're bankrupt.

No wonder they keep coming out with these refinance programs so they can keep churning the books with the refi's and yielding higher delivery fees.  The FED keeps pumping the cash into the system helping fuel the refinance frenzy we have going on.  Obama wants to yet again modify the refinance program to allow all non GSE owned mortgages to qualify. 

Read my previous post http://swigartsmortgagejournal.blogspot.com/2012/09/obamas-refinance-plan-take-four.html on the Obamafi program(s) for details.  The market is a mess right now.  We still have lending tightening up more; problems with appraisals; lenders are short staffed and for the sake of profit do not want to hire more people.  I know people in the business working like a slave just banging their heads against a wall with all the hoops you have to jump through to get loans done these days.  It's a struggle from beginning to end.

You can find the story regarding the "strategic plan", if you want to call it that here to read for yourself and formulate your own opinion.  I don't think much will be accomplished until after the November election with regards to Obama's proposal for the new refinance program; or legislation on FHA with changes to mortgage insurance premiums yet again.  Too many distractions right now and the smear campaigns are heating up as we near November election time. 

Government Files Suit Against Wells Fargo Alleging Mortgage Fraud

Yet another bank, Wells Fargo, is getting sued by the government with allegiations that thousands, yes folks that right, THOUSANDS of loans were concealed from the government as being seriously deficient. 

It comes to no surprise Wells Fargo denies the allegations but this is yet again, another bank in the news with a lawsuit alleging poor loan quality during the height of the real estate boom.  Did Wells know this was coming? One might ask since they abruptely left the wholesale business not too long ago and earlier this year decided to exit Reverse Mortgages (another government backed program) which they were the #1 lender in the country in that segment.

Nobody really can say but the story can be found here on Huffington Posts website along with other sites as well http://www.huffingtonpost.com/2012/10/09/wells-fargo-lawsuit_n_1952216.html Wells denies the allegations and plans to fight it.  I think this will end in yet another settlement for damages the FHA fund inccured for losses on claims to these mortgages.  The article puts the number at nearly 6,400 loans were deemed "seriously deficient" and should have not been insured. 

Strong language included "lied" to the government were used.  Wells Fargo is the nations largest mortgage lender by market share and has maintained this status for quite some time.  As the market continues to change and shift I wouldn't be surprised to see more banks under the microscope,  with more stories of alleged fraud and concealment because FHA is hurting right now.  The Mortgage Insurance Fund is way below Congressional mandated levels and with foreclosures still occuring and unemployment still high, I think we'll see more of this to come in the months ahead.

Stay Tuned on this one.  It will be interesting to see how it plays out.