Frequently Asked Questions

When should I refinance?

 

The answer depends on whether you are paying closing costs or not. If you are not paying costs, then if you can reduce your rate by .25 or more, it is probably a good idea. If you are paying closing costs, then depending on how long you are going to live in the home and the period of time it will take you to recover those costs comes into play; a general rule of thumb is when mortgage rates are at least 1% lower than the current rate on your loan.

What are points?

 

A point is a percentage of the loan amount, or 1-point = 1% of the loan, so one point on a $100,000 loan is $1,000. Points are costs that sometime need to be paid to a lender to get mortgage financing under specified terms. Discount points are fees used to lower the interest rate on a mortgage loan by paying some of this interest up-front. Lenders may refer to costs in terms of basic points in hundredths of a percent, 100 basis points = 1 point, or 1% of the loan amount.

Should I pay points to lower my interest rate?

 

It depends on how long you plan on living in the home. Usually, if you plan to remain in the home for a least several years, it makes sense to pay at least one point. Paying discount points to lower the loan’s interest rate is a good way to lower your required monthly loan payment, and possibly increase the loan amount that you can afford to borrow. However, if you plan to stay in the property for only a year or two, your monthly savings may not be enough to recoup the cost of the discount points that you paid up-front.

What is an APR?

 

The annual percentage rate (APR) is an interest rate reflecting the cost of a mortgage as a yearly rate. This rate is likely to be higher than the stated note rate or advertised rate on the mortgage, because it takes into account points and other credit costs. The APR allows homebuyers to compare different types of mortgages based on the annual cost for each loan. The APR is designed to measure the “true cost of a loan.” It creates a level playing field for lenders. It prevents lenders from advertising a low rate and hiding fees.

 

The APR does not affect your monthly payments. Your monthly payments are strictly a function of the interest rate and the length of the loan.

 

Because APR calculations are affected by the various different fees charged by lenders, a loan with a lower APR is not necessarily a better rate. The best way to compare loans is to ask lenders to provide you with a good-faith estimate of their costs on the same type of program (e.g. 30-year fixed) at the same interest rate. You can then delete the fees that are independent of the loan such as homeowners insurance, title fees, escrow fees, attorney fees, etc. Now add up all the loan fees. The lender with the lower loan fees wins!

 

The following fees are generally included in the APR:

 

  • Points – both discount points and origination points
  • Pre-paid interest – the interest paid from the date the loan closes to the end of the month
  • Loan-processing fee
  • Underwriting fee
  • Document-preparation fee
  • Private mortgage-insurance
  • Escrow fee

 

The following fees are normally NOT included in the APR:

 

  • Title or abstract fee
  • Borrower Attorney fee
  • Home-inspection fees
  • Recording fee
  • Transfer taxes
  • Credit report
  • Appraisal fee

What does it mean to lock the interest rate?

 

Mortgage rates can change on a daily and even hourly basis. If interest rates rise sharply during the application process it can unexpectedly increase the borrower’s mortgage payment. Therefore, a lender can allow the borrower to “lock-in” the loan’s interest rate guaranteeing that rate for a specified time-period, often 30-60 days, and the time length of the lock will impact the pricing.

What documents do I need to prepare for my loan application?

 

Below is a list of documents that, depending on the income and asset verification guidelines of the loan program you want, may be required. However, every situation is unique and you may be required to provide additional documentation. So, if you are asked for more information, be cooperative and provide it as soon as possible; It will help speed up the application process.

 

Your Property (if a purchase)

  • Copy of signed sales contract including all riders
  • Verification of the deposit you placed on the home
  • Names, addresses and telephone numbers of all realtors, builders, insurance agents and attorneys involved
  • Copy of Listing Sheet and legal description if available (if the property is a condominium please provide condominium declaration, by-laws and most recent budget)

 

Your Property (if a refinance)

  • Copy of your most recent mortgage statement
  • Copy of your most recent tax bill
  • Copy of your homeowners insurance declaration page

 

Your Income (W2 employee only)

  • Copies of your pay-stubs for the most recent 30-day period with a year-to-date amount on them
  • Copies of your W-2 forms for the past two years
  • Names and addresses of all employers for the last two years
  • Letter explaining any gaps in employment in the past 2 years
  • Work visa or green card (copy front & back)

 

If self-employed or receive commission or bonusinterest/dividends, or rental income:

  • Provide full tax returns for the last two years PLUS year-to-date Profit and Loss statement (please provide complete tax return including attached schedules and statements. If you have filed an extension, please supply a copy of the extension.)
  • K-1’s for all partnerships and S-Corporations for the last two years (please double-check your return. Most K-1’s are not attached to the 1040.)
  • Completed and signed Federal Partnership (1065) and/or Corporate Income Tax Returns (1120) including all schedules, statements, and addenda for the last two years. (Required only if your ownership position is 25% or greater.)

 

If you will use Alimony or Child Support to qualify:

  • Provide divorce decree/court order stating amount, as well as proof of receipt of funds for the last year

 

If you receive Social Security income, Disability or VA benefits, or Pension:

  • Provide award letter from agency or organization

 

Source of Funds and Down Payment (if a purchase)

  • Sale of your existing home – provide a copy of the signed sales contract on your current residence and statement or listing agreement if unsold (at closing, you must also provide a settlement/Closing Statement)
  • Savings, checking or money market funds – provide copies of bank statements for the last 3 months
  • Stocks and bonds – provide copies of your statement from your broker or copies of certificates
  • Gifts – If part of your cash to close, provide Gift Affidavit and proof of receipt of funds
  • Based on information appearing on your application and/or your credit report, you may be required to submit additional documentation

 

Debt or Obligations

  • If you own additional property, provide the most recent mortgage statements, tax bills, and homeowners insurance declaration page. If you have a landlord during the past two years, provide their contact information
  • If you are paying alimony or child support, include marital settlement/court order stating the terms of the obligation

How is my credit judged by lenders?

 

Credit scoring is a system creditors use to help determine whether to give you credit. Information about you and your credit experiences, such as your bill-paying history, the number and type of accounts you have, late payments, collection actions, outstanding debt, and the age of your accounts, is collected from your credit application and your credit report. Using a statistical program, creditors compare this information to the credit performance of consumers with similar profiles. A credit scoring system awards points for each factor that helps predict who is most likely to repay a debt. A total number of points — a credit score — helps predict how creditworthy you are, that is, how likely it is that you will repay a loan and make the payments when due.

 

The most widely use credit scores are FICO scores, which were developed by the Fair Isaac Company, Inc. Your score will fall between 350 (high risk) and 850 (low risk).

 

Because your credit report is an important part of many credit scoring systems, it is very important to make sure it’s accurate before you submit a credit application. To get copies of your report, contact the three major credit reporting agencies:

 

Equifax: (800) 685-1111
Experian: (888) EXPERIAN (397-3742)
Trans Union: (800) 916-8800

These agencies may charge for your credit report.

 

You are entitled to receive one free credit report every 12 months from each of the nationwide consumer credit reporting companies – Equifax, Experian, and TransUnion. This free credit report may not contain your credit score and can be requested through the following website: https://www.annualcreditreport.com

What can I do to improve my credit score?

 

Credit scoring models are complex and often vary among creditors and for different types of credit. If one factor changes, your score may change — but improvement generally depends on how that factor relates to other factors considered by the model. Only the creditor can explain what might improve your score under the particular model used to evaluate your credit application.

 

Nevertheless, scoring models generally evaluate the following types of information in your credit report:

 

  • Have you paid your bills on time? Payment history typically is a significant factor. It is likely that your score will be affected negatively if you have paid bills late, had an account referred to collections, or declared bankruptcy, if that history is reflected on your credit report.
  • What is your outstanding debt? Many scoring models evaluate the amount of debt you have compared to your credit limits. If the amount you owe is close to your credit limit, that is likely to have a negative effect on your score.
  • How long is your credit history? Generally, models consider the length of your credit track record. An insufficient credit history may impact your score, but that can be offset by other factors, such as timely payments and low balances.
  • Have you applied for new credit recently? Many scoring models consider whether you have applied for credit recently by looking at “inquiries” on your credit report that appear when you apply for credit. If you have applied for too many new accounts recently, that may negatively affect your score. However, not all inquiries are counted. Inquiries by creditors who are monitoring your account or looking at credit reports to make “prescreened” credit offers are not counted against you.
  • How many and what types of credit accounts do you have? Although it is generally good to have established credit accounts, too many credit card accounts could lower your score. In addition, many models consider the type of credit accounts you have. For example, under some scoring models, loans from finance companies may have a negative affect.

 

Scoring models may be based on more than just information in your credit report. For example, the model may consider information from your credit application such as: your job or occupation, length of employment, or whether you own a home.

 

To improve your credit score under most models, concentrate on paying your bills on time, paying down outstanding balances (below 30% of your credit limit), and not taking on new debt. It’s likely to take some time to improve your score significantly, but it is very achievable.

What is an appraisal?

 

An Appraisal is an estimate of a property’s fair market value. It’s a document generally required (depending on the loan program) by a lender before loan approval to ensure that the mortgage loan amount is not more than the value of the property. The Appraisal is performed by an “Appraiser” typically a state-licensed professional who is trained to render expert opinions concerning property values, its location, amenities, and physical conditions.

What is PMI (Private Mortgage Insurance)?

 

On most conventional mortgages, when your down payment is less than 20% of the purchase price of the home mortgage lenders usually require Private Mortgage Insurance (PMI) to protect them in case you default on your mortgage. Sometimes you may need to pay up to 1-year’s worth of PMI premiums at closing which can cost several hundred dollars. The best way to avoid this extra expense is to make a 20% down payment, or ask about other loan program options that, even with a down payment below 20%, avoid PMI.

What is 80-10-10 financing?

 

It is called 80-10-10 because a savings and loan association, bank, or other institutional lender provides a traditional 80% first mortgage, you get a 10% second mortgage, and make a cash down payment equal to 10% of the home’s purchase price. By using this method, you are no longer obligated to have PMI.

 

The same principle applies if you can only afford to make a 5% down, 80-15-5 financing is also available. However, because a smaller cash down payment increases the lender’s risk of default, do not be surprised when you are asked to pay higher loan fees and a higher mortgage interest rate for 80-15-5 than you pay for 80-10-10.

What happens at closing?

 

The property is officially transferred from the seller to you at “Closing” or “Funding”.

 

At closing, the ownership of the property is officially transferred from the seller to you. This may involve you, the seller, real estate agents, your attorney, title or escrow firm representatives, clerks, secretaries, and other staff.

 

Prior to closing you should have a final inspection, or “walk-through” to insure requested repairs were performed, and items agreed to remain with the house are there such as drapes, lighting fixtures, etc.

 

In most states the settlement is completed by a title or escrow firm in which you forward all materials and information plus the appropriate cashier’s checks or wire so the firm can make the necessary disbursement. Once your transaction records with the county your representative will deliver the keys to you.

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