Monthly Archives: June 2012

Best Mortgage Deals: 203(K) Renovation Loans From FHA

Want to add value to a home? Some of the best bargains are properties in need of repair. The FHA 203(k) mortgage includes the cost to purchase or refinance and make repairs in one loan. This allows home buyers to borrower more than the sales price in order to make repairs if value increases. Borrowers are guided in the process by a certified consultant.

87555660Since the mortgage is government backed, credit terms are more flexible and loans are allowed up to just over 95% of the property’s after-improved value. These loans offer competitive interest rates.

FHA Lending

The Federal Housing Administration (FHA) guarantees mortgage loans. Borrowers not eligible for non-government, also called conventional, financing may be eligible under FHA’s more flexible underwriting guidelines. FHA also allows the seller to pay a part of they buyer’s costs, allows down payment assistance from family, close friends or nonprofits, and has competitive interest rates.

The minimum borrower investment of 3.5% is a welcome contrast to the up to 20% some conventional loans require. The loan can also be used to refinance owner-occupied properties. The 203(k) loan is no longer available for investors.

The 203(k)

The FHA 203(k) offers the following advantages:
– Repairs are included in determining the after-improved value. The maximum mortgage is based on the home’s value after improvements are done;

– HUD Certified Consultants oversee home improvement from cost estimating to inspections. Contractors sign a written agreement to comply with 203(k) requirements. Changes to approved work, if any, must be deemed necessary by the HUD Consultant and approved;

– The lender’s escrow department disburses funds only after work is completed and inspected;

– Borrowers can finance up to six mortgage payments if the property is uninhabitable during renovation;

– The escrow department will ensure there are no mechanic’s liens before final payment is made to the home improvement contractor.

Disadvantages: 
– FHA loans charge mortgage insurance upfront in addition to a monthly premium;
– Contractors are paid after each stage of work is finished, usually in three to five installments, so they must have their own funds to get the work started in most cases;
– Underwriting can take longer due to the need for coordination between homebuyer, contractors, the Consultant, and special renovation lending teams;
– An extra appraisal and a HUD Consultant fee must be paid upfront. That is an $800 to $1,500 additional expense.

Finding a Lender

Since so much is involved, be certain your lender is familiar with 203(k) requirements. Ask your Mortgage Loan Officer for details. You can visit HUD’s website, http://www.hud.gov, and search “find a lender.” Be sure the 203K box is checked on the Lender List page.

Home Mortgage Loan – A Special Bad Credit FHA Loan

FHA, or Federal Housing Administration, insures this home mortgage loan. The downpayment is less than 3 %, but even 100 % financing is possible. There is no minimum credit score or FICO requirements. The closing costs of this home mortgage loan are regulated by FHA.

1. How To Improve The Credit Score?

87400753When you decide to apply for the home mortgage loan with bad credit, it requires planning. You should prepare for this important action by thinking, how to improve the credit score. The credit score is the single most important piece of information, which the lenders look at. Try to think like a lender.

First, ask your credit information from the credit agencies, Equifax, Experian and TransUnion and check that the information is right. The best thing to improve credit score is to pay the bills on time. If your payment is more than 30 days late, the credit agencies will get that information, which will stay at their records for 7 years.

2. The Credit Cards Play An Important Role.

Naturally, if you have paid all bills on time, there is no problem. But, when you think your financial information with the eyes of the lender, all debts have similar signs. Try to avoid growing your credit card debt more than 50 % of the credit limit. And do not apply for new consumer loans or credit cards, because every application will reduce your credit score by 12 points.

3. Try To Keep The Same Employer.

If you have a bad credit information and you work part time or have changed employer several times, these all are bad signs for the lenders. The loss of a job makes it impossible to get an FHA loan. If a person is suffering about a serious illness, it makes the acceptance difficult.

In these special cases the lenders doubt the ability of the borrower to pay the loan. But if a person has a full time job and his incomes are sufficient to pay the FHA loan, he has good chances to become accepted.

4. The Bankruptcies.

Many people think, that because they are suffering bankruptcies, they cannot apply for the FHA bad credit home mortgage loan. The bankruptcy does not make a person ineligible, but the bankruptcy must be older than two years. If the foreclosure occurred more than three years ago, the person can apply for the bad credit FHA mortgage loan.

5. Usual Loans.

A person can get 30 year fixed rate mortgage or an adjustable rate mortgage, if his financial plans allow that. It is importnat to note that FHA is an equal opportunity lender and follows the fair lending practises, so all loan types are available.

FHA Mortgage Broker Training – 5 Tips To Make Sure Your FHA Loans Get Approved And Close On Time

Here are five quick tips loan originators can use to help prevent FHA mortgages from falling through during processing. For some mortgage originators these tips will seem ridiculously basic. Unfortunately, conversations with FHA underwriters show me that many loan officers haven’t caught on to these ideas yet.

1. Make sure the loan you are submitting makes common sense.

86800398Incredibly, this is one of the most common mistakes made by originators who entered the mortgage business within the last 5 to 7 years. Subprime programs generally only required that the loan fit into their matrix and never cared about the reasons the person had credit problems. Make sure that you can verbalize a good case that it makes sense to believe that this borrower can reasonably be expected to make the payments on the loan. Often this requires asking a lot of uncomfortable questions of the borrower to make sure that you truly understand their situation. Even when your submission is approved by the automated underwriting system and theoretically the underwriter needs only to validate the information and does not need to make a credit decision, the underwriter may well find something wrong if the loan does not make common sense. Lenders are held accountable by HUD for loans that default. They can always find a reason to override the automated underwriting findings if they want to.

Stating a good case for loan approval is even more important when the FHA Total Scorecard underwriting system has referred your loan to an underwriter to make the decision. Do not ever assume that just because the debt to income ratios meet guidelines and the borrower hasn’t been late on any payments in the last 12 months that you don’t need to submit a well constructed cover letter with your loan – in addition to the borrower’s own credit explanation. Make sure that both your cover letter and the borrower’s explanation fully account for what happened to cause the borrower to have credit problems and why the underwriter should now believe that the borrower has solved the problem.

Loan officers who “grew up” in the days of subprime lending based on credit scores and matrices often foolishly leave it up to the underwriter to probe through a huge stack of papers in the submission to come up with their own justification for approving the loan. Rest assured that the underwriter is too busy to do that and will only gripe about you to their colleagues after they give you an approval with a stack of conditions which are often impossible to comply with. This is one of the most common rookie causes for real estate closing delays. Let the underwriters know what you want them to base their decision on and you stand a greater chance of getting an easy approval with conditions you can comply with.

2. Check the CAIVRS number before processing the loan.

CAIVRS stands for Credit Alert Interactive Voice Response System. Don’t ask me why HUD sometimes transposes that to CAVIRS instead of CAIVRS in their own documentation. I guess it sometimes serves their purposes to keep the public confused?

The CAIVRS system verifies that the borrower has not been disqualified from using government insured financing because of past defaulted FHA/VA mortgages, student loans, or any of several other reasons. An amazing number of people are not aware that they have officially been excluded from FHA financing. This commonly happens due to “charged off” student loans that the borrower may have long forgotten about and which also do not show up on their credit report any longer. Just slightly less common are cases where the borrower’s ex-spouse was foreclosed upon and the borrower says they were not even aware of the situation. Strangely, even this fails to show up on the borrower’s credit report fairly often.

Whatever your company’s procedures, make sure you check the CAIVRS as early as possible.

3. Collect all the correct documents.

Make sure you have documentation to support the information you entered into the automated underwriting system, or that was mentioned in your cover letter and the borrower’s explanation letter. Surprisingly again, many loan originators fail to think ahead strategically when compiling their loan submission package. Loans which started out with an approval from FHA Total Scorecard often revert while in process to a “referred to underwriter” status.

First, this would occur much less often if originators took the extra few minutes necessary to verify the information being submitted by examining original paystubs, W2s, divorce decrees, bankruptcy filings and other support documentation before turning the loan over to their processor.

Second, if the loan is later unexpectedly downgraded to refer status, much more documentation is needed.

Here are a few quick but painful examples of that.

When there is no valid automated approval the borrower’s rental history must be verified. I have seen many loans fall through at this stage because the loan officer failed to even ask the borrower if their rent had been paid on time! Remember, the rental history is not a factor if the loan is approved by automated underwriting because that history is not shown on a borrower’s credit report.

Another common version of this problem occurs when the loan officer fails to examine documentation showing that extra income (for example, child support payments) has been received consistently in the past and that payment is going to continue. Again, the loan ends up falling apart well into the processing stage, leading to much greater frustration and anger from borrowers and real estate agents thus disappointed.

An equally common mistake is not verifying that a retirement account submitted on the application as an asset can legally be liquidated if necessary. For example, many teachers have substantial funds in their retirement accounts, but these funds often can not be liquidated unless the teacher is fired or dies. These funds are not considered to be liquid assets but many rookie loan officers get automated approvals based on these funds which subsequently go down in flames.

4. Compute the income accurately.

Sounds obvious, I know, but tales of mortgage closings which fall through because the borrower’s ratio of debt to income is too high are legion among real estate agents as they swear to never use that particular mortgage broker or lender again. Real estate agents and borrowers are reasonably amazed that such a basic element of the loan approval process could have slipped by the mortgage originator’s attention until so late in the process.

Here’s what happened. The loan officer asked the borrower “How much do you make?”. The borrower told them an amount from their last paycheck, or worse an amount from their best paycheck. The loan officer submitted the loan through automated underwriting and received an approval so they told the agents and borrower to go ahead with their purchase offer only to find out after finalization of the purchase contract that 30% of the borrower’s income comes from overtime pay they have only been receiving for the last year. Oops, this doesn’t fit into FHA guidelines. Alternatively, the loan officer does look at the borrowers paycheck ahead of time, but fails to note that part of the gross pay comes from overtime or bonus pay or commission pay. So the originator submits the gross income, but it isn’t entered into the system correctly and factors such as commission income actually play an important part in the automated systems risk analysis of the loan. Either way the result is not good for the parties involved.

One effective strategy to prevent this is to be very conservative in determining the borrower’s qualifying income and not count bonuses and overtime pay when submitting the loan for automated approval unless absolutely necessary. If the borrower has been qualified with less than the maximum income that can be squeezed into the loan officer’s calculations, unpleasant surprises are less likely to occur.

5. Be sure you have ALL the borrowers assets listed and listed correctly.

Loan officers frequently fail to gather complete information on all the borrower’s assets once they have an automated approval. Once again, automated approvals are downgraded to “referred to underwriter” status fairly frequently for many strange and different reasons. A good strategy for the mortgage originator is to gather documentation for every dime in every account the borrower has squirreled away anywhere, but submit the loan through the automated underwriting system with the fewest assets necessary to get an approval. When the loan is downgraded later on, the extra assets can often save the loan officer’s reputation.

Another common mistake regarding assets has already been mentioned. The assets must be verifiably liquid. For this reason, FHA guidelines require that the loan file include proof that the assets would be available to the borrower without being fired or dying. In addition, due to potential withdrawal penalties, FHA loan guidelines will allow only 60% of the vested amount of the account to be counted towards the borrower’s liquid reserves. Frequently, the entire balance has been submitted into the automated underwriting system.

These 5 tips won’t guarantee your deal will go through underwriting without a hitch. After all, FHA guidelines seem to change daily now, but a little attention to these details will go a long way toward improving your reputation among borrowers and real estate agents.

Low Income Home Loans – FHA and VA Mortgage Loans Can Help You Get Approved

If you have low income and are looking to get approved for a home mortgage loan. There are many programs available to help you get approved. Whether you are looking to purchase a new home or to refinance your existing home, with the following low income home loan mortgage programs, almost anyone can fulfill their dream of becoming a home owner.

The Federal Housing Administration (FHA) home mortgage loan –

83605946FHA is the federal agency within the US Department of Housing and Urban Development (HUD) whose primary objective is to provide an opportunity to become home owners to those with low income. To facilitate this, the FHA program offers potential borrowers two options:

– the “single family package”: which provides mortgage lending programs to those looking to buy property comprising of between one and four units.

– the “multi-family package”: which provides home loans to those looking to buy property comprising of between five or more units.

Keep-in-mind, however, that the FHA program does require that potential applicants be able to make a down-payment. In most cases this amounts to 3% of the purchase price. Countering this, however, is that the FHA mortgage loan program normally offers interest rates below market rate, which over a prolonged period of time could end up saving you lots of money.

Veterans Administration (VA) home loan mortgage –
VA home loans operate in very much the same way as FHA loans do, the big difference is that they are provided to veterans only. The most important document in a VA home loan application is your veteran’s certificate of eligibility. But, assuming you have this, you would need no money down. Interest rates tend to be lower than market rate with VA loans. Finally, those applying for VA home loans can find out automatically if their application has been approved.

FHA & VA home loans are great ways to get into a home loan if you have low income and meet the qualifications.

Removal of MIP From FHA Loans

Mortgage Company’s won’t remove MIP or mortgage insurance premium this is something most of you had to hear when u applied for removal of MIP from your FHA loans. And if by any chance your loan closed on Jan 1, 2001. Then, there are only two ways to remove mortgage insurance that either you pay off the whole loan or refinance your loan. Generally FHA loans don’t have a PMI or private mortgage insurance but rather they have MIP and at the same time is less expensive monthly. The borrower can pay for MIP either at closing or monthly along with other mortgage payments.

83479743As per the FHA regulations, borrowers whose loan closed after Jan. 1, 2001, if the upfront premium is already paid, then the MIP will come off once the loan to value reaches 78% depending on the initial purchased price/value of the home and the principal payments that were made against the loan. And if the borrower didn’t pay any upfront MIP, then you cannot get a removal from the MIP of your loan. In this situation refinancing is an option that can be considered, but that is also applicable if your home’s value has gone up enough that you are allowed to take up conventional financing without any PMI.

If any of below mentioned conditions applies for you then u can get a MIP removal from your FHA loan:

1. Your MIP can be cancelled if you have if your mortgage terms more than 15 years and the loan to value ratio goes to 78%, with condition that you have paid annual mortgage insurance premium for a minimum of 5 years.

2. If your mortgage with period of 15 years or less and having a loan to value ratio of 90% or more your MIP can be cancelled if the loan to value ratio goes to 78%, the time for which mortgagor has given the annual mortgage premiums doesn’t matter here.

3. If your mortgage with period of 15 years or less and having a loan to value ratio of 89.99% or less you wont be charged any annual MIP.

Though, your mortgage will be canceled as mention above, but the insurance contract will remain in effect for its complete term.

It’s the decision of FHA which will decide when the borrower has reached the given mark of loan to value ration on the basis of lower on the sale price or appraised value at the time of origination. Appraised value which is new will not be considered in any case.