Archive for January, 2007

Best Home Mortgage Loan – What To Look For In A Mortgage

With a credit score of 680 or higher, you have a plethora of home loan options. Basically, you can choose your terms, but you want to make sure you find the best financing package. That means looking at financing costs, terms, and lenders.

Financing Costs

The most competitive mortgage market is conventional loans, including both fixed-rate and ARM. That means these types of loans have the lowest rates. Add a 20% down payment, and you will have lenders swooning over you.

Fixed-rate home loans offer security of a flat interest rate. You will be paying the same interest rate over the entire life of your mortgage. You can also lock in today’s low rates. You always have the option of refinancing if rates do drop.

An ARM provides lower rates with the risk that they will rise in a couple of years. For those homebuyers who plan to move in a couple of years, this financing can save you hundreds in interest charges.

You can also choose a hybrid of the two, offering initial low rates that will lock in after a couple of years.

Terms

The shorter the mortgage, the less you will pay in finance charges. But your monthly payment will be higher with the short term. The most common mortgage is for 30 years, but you can choose a 25, 15, or even a 10 year mortgage. Choosing terms is really based on what you can afford to pay each month.

Lenders

Conventional lenders usually offer the best financing, even if you need an unconventional loan. Jumbo and subprime mortgages can be processed by conventional lenders. They will find underwriters, which will add slightly to the interest rate of your home loan.

Still you want to investigate all your lending options. Begin by collecting rate quotes on a predetermined loan amount. This way you are comparing similar numbers. Also, be looking at fees to make sure interest savings are not offset by high closing costs.

When you have picked a lender, request a bid. This is when the lending institution will actually look at your credit history and give you real numbers. If you aren’t happy with the terms, don’t be afraid to walk away from the deal. There are many lenders to choose from.

FHA Mortgage Loans – The Benefits of an FHA Mortgage

The Federal Housing Administration (FHA) insures mortgages to allow low to moderate income families to purchase their own home. With government backing, families can buy a home at a lower initial cost. However, there are limitations with this program.

Mortgage Insurance – Section 203(b)

The FHA provides mortgage insurance, not mortgage loans to families. However, this program can reduce the cost of a home loan by thousands of dollars. The program also encourages lenders to finance mortgages for people who might just miss the underwriting requirements. For example, FHA loans require a smaller down payment.

With FHA’s Section 203(b) program, a homebuyer can purchase a new or used one to four family home. However, the buyer has to live in the home.

FHA Benefits

A FHA mortgage allows some borrowers to qualify for the lower interest rates of a conventional loan, rather than using a higher rate sub-prime mortgage. This can save thousands in interest charges.

Required down payments are also smaller. Instead of the typical 10% down, a buyer can put down as little as 3%. The closing costs can also be financed with the mortgage, lowering the initial costs of purchasing a home.

The FHA also limits fees that can be charged to the borrower. For example, the loan origination fee cannot surpass 1% of the mortgage amount.

Drawbacks

FHA loans do have their drawbacks and are not for everyone. For instance, the FHA sets loan limits to ensure the program serves low to moderate income families. You may find with these loan caps that you will need to apply for a conventional or jumbo loan to purchase your home.

You also have to use the house as your primary residence. If you are looking to invest in property or buy a vacation home, then you will need to look at other financing sources.

Applying For FHA Mortgage

FHA insured mortgages are provided through approved financial institution. Fortunately, many of today’s lenders are approved. Just like with any type of loan, you should compare rates of different lending companies. An FHA approved institution doesn’t necessarily mean they offer the lowest rates.

You can easily find rates and terms online by searching individual sites or using a mortgage broker site. By collecting quotes, you can research rates without hurting your credit score.

Refinancing Costs – What to Expect

Refinancing your current mortgage is a wise financial decision if you can recoup the costs of a refi. An average refinancing deal, you can expect to pay between two and six percent of the loan amount if fees and points. On average if you can lower your interest rate by two points, then you will usually come out ahead in the end.

Normal Mortgage Costs

Refinancing your home is just like taking out your mortgage the first time. All the loan costs you paid for your original mortgage, you will have to pay again. Usually these had up to $2000 in fees plus at least one point. Fees will be included for application, appraisal, survey, attorney review, and title search.

Besides the loan origination fee of 1%, you can also expect to pay a couple of points for lower rates. Points are flexible though. You can choose to pay no points for a higher rate, or a couple of points for lower rates. Base your decision on how cost effective points would be. Using an online mortgage calculator can help you figure the costs and savings of each option.

Extra Fees For Refinancing

Besides regular mortgage fees, you may get stung on a prepayment penalty or private mortgage insurance. Prepayment fees are prohibited on federally back loans, such as FHA or VA mortgages. Some states also limit prepayment fees. Check your current mortgage before deciding to refinance.

You may also be hit by private mortgage insurance (PMI) if you decide to take out your equity. This can add up to several hundred dollars a year. But if you have a government backed loan, you don’t have to worry about this issue.

How To Decide

When you are trying to decide on whether to refinance or not, take a look at your loan and home goals. If you plan to stay in the home for several years, then you have the time to recoup costs.

The Online Mortgage Application is The Best Option For Good & Bad Credit

Are you ready to fill out a mortgage application and get your home loan process going? Consider applying for your mortgage online in order to get the best interest rate and the best loan program for you.

There are many mortgage companies online that will offer you the option to complete your mortgage application online, which is very convenient. However, make sure that the mortgage company you apply with can provide you with multiple offers for one application.

The benefits to completing a mortgage application online with a company that will provide you with multiple offers are:

More Programs Available For People With Bad Credit – Credit problems are very common. One of the best ways to get approved for a mortgage loan with bad credit is to try a company online that will provide multiple lender offers. They just have more loan programs to choose from, so they usually have more sub prime mortgage programs available as well.

Mortgage Companies Will Usually Not Pull Your Credit Initially – Mortgage companies online will usually ask you to describe your credit and once you decide on which lender to work with, then they will pull your credit. You don’t want your credit pulled very often, because your credit score can drop every time your credit is pulled.

You Can Quickly Compare Lenders and Loan Programs – This will save you a lot of time and hassle. Searching for the right home loan can be very time consuming. Try and contact each lender individually that you have an offer from and get more details about the loan program before you decide.

No Obligation – Oftentimes when working with a mortgage broker in the real world, once you have begun working with someone, you feel obligated to continue the working relationship. With an automated mortgage application process, you can receive offers with no obligation if you are unhappy with any of the loan offers you receive.

100% Financing or No Down Payment & Bad Credit Mortgage Loans

Sub-prime lenders now offer financing packages with zero down. Interest rates are higher on these types of loans, but they make purchasing a house easier. And unlike a conventional loan, there is no private mortgage insurance required. There are two types of zero-down mortgage packages, each with their own requirements.

Types Of Zero-Down Loans

100% financing, as it names implies, offers complete financing of your property. The other option, 80/20, finances your mortgage with two loans. Both loans may be carried by your lender, but sometimes the seller or a second lender is required to carry the 20% mortgage.

100% financing is easier to deal with, but not all lenders will offer this type of home loan. 80/20 financing is more common, but takes some negotiation if the seller is involved.

Qualifications For Zero-Down

Each lender has their own criteria for determining who will qualify for a zero-down loan. Most sub-prime lenders require any bankruptcies or foreclosures to have been at least twelve months ago. A conventional loan requires these to be discharged two to four years ago.

While a credit score of 600 or higher is best, large cash reserves can also qualify you. Six to twelve month’s worth of cash reserves in the form of savings, money market, or other liquid assets are considered ideal.

If you choose 80/20 financing with the seller carrying the second mortgage, you can qualify with sub-prime lenders with a score of 560.

Zero-Down Sub-prime Lenders

You can find zero-down sub-prime mortgages with both conventional and niche sub-prime lenders. Make sure that you request quotes from as many mortgage lenders has possible to be sure you find the lowest rate and best terms.

You will also want to decide what type of mortgage you want. An ARM is easier to qualify for and has lower rates. A fixed rate mortgage offers the security of a constant interest rate over the life of your loan.

Typically an ARM will be a better deal if you plan to refinance within a couple of years. After you have improved your credit history, you can refinance for a conventional mortgage with low interest rates.

Bad Credit Mortgage Lenders – The 3 Most Common Subprime Lending Scams

Legitimate sub-prime lenders provide a needed service to many wishing to buy a home. By offering financing to those with adverse credit, sub-prime lenders offer a valuable financing options. However, predatory lenders take advantage of people with poor credit by charging excessive fees, forcing foreclosures, or demanding titles. To protect yourself in your home loan search, avoid these common mortgage scams.

Excessive Interest Rates And Fees

Predatory loans require a borrower to pay excessive upfront costs or high fees. Some state laws protect consumers by putting caps on interest rates or fees. If you have bad credit, you should be paying no more than 8% higher than a conventional loan. Limits on closing costs vary, but anything more than five points should be viewed suspiciously.

Forcing Foreclosures

Another lending scam involves lending to people so they will be forced into foreclosures. These types of loans typically have monthly payments so high, you can’t possibly pay them. They lure people in by promising guarantee approval or cashing out your equity, but they charge high interest rates. Before you sign a loan, be sure you can afford the monthly payments.

Demanding Title

A growing scam involves supposedly refinancing your mortgage, but in reality they scammer is pocketing your cash and title. There are many variations on this scam, but usually these con-artists will solicit those who have liens against their property or received a foreclosure notice. They make a promise of solving all your financial problems if you turn over your title and pay an up front fee.

The scammer will then file for bankruptcy in your name that will be dismissed since a third party initiated the process, but it will still leave a mark on your credit report. The scammer will also take mortgage payments from you, even though they didn’t pay off the first mortgage. In the end you may lose your house.

Protect Yourself

Protect yourself from these scams by being a savvy shopper. Request quotes from several lenders before picking one. If you have any questions, talk with the lending company. Legitimate lenders will be happy to explain the process and answer any of your questions.

Once you pick a lender, be sure you read all forms before you sign the paperwork. According to federal law, you have three days to cancel your mortgage after settlement. You will also be refunded all fees, except the application fee.

Subprime Hybrid Mortgages

Subprime hybrid mortgages offer temporarily low rates for borrowers while they work to rebuild their credit. With a sub-prime hybrid mortgage, you don’t have to pay PMI, saving hundreds a year. After two or three years of on time payments, you can then refinance for conventional mortgage rates.

Hybrid Mortgage Basics

Since so many people refinance their home loans after they have reestablished their credit, lenders created a mortgage to offer maximum flexibility for borrowers. Hybrid mortgages are typically 1.5% lower than a conventional loan for the first two or three years, depending on your mortgage terms. After that, the rated becomes adjustable, rising and falling based on indexes.

Lenders usually require a prepayment fee if the mortgage is paid off before two or three years. Since most borrowers use this period to establish good credit, the fee isn’t a problem for most. You may also be able to waive the fee by paying a point upon the loan’s settlement.

A hybrid mortgage also allows you to borrow more than with a fixed rate mortgage since your monthly payments are lower. You may also decide to increase your down payment to lower your rate or increase the amount you qualify to borrow.

Hybrid Mortgage Lenders

Hybrid mortgages are offered by conventional and sub-prime lenders. Rates, fees, and terms will vary with each lender. In order to find the best financing package, you should request quotes from several lenders before making a decision.

Typically online financing companies waive or reduce fees, so they are well worth checking out. You can also request quotes from traditional companies through their websites. Online mortgage brokers also make comparison shopping easy by offering several side by side quotes.

Refinancing Options

After you have had your hybrid for at least two years, you should begin shopping to refinance your mortgage. If you are planning to move within seven years, an adjustable rate mortgage may offer you the lowest rate. If you plan to stay put, a fixed rate mortgage can guarantee you a low rate over the course of your loan.

As with a sub-prime loan, compare lenders and finance packages to find the best deal.

Subprime Mortgage Lenders – Sub-prime Loans Now Available Through Traditional Lenders

Sub-prime loans are becoming more readily available through traditional lenders. Even with a bankruptcy or foreclose in your credit history, you can still find financing for the purchase of your home. The key to sub-prime mortgages is to do your research and compare both terms and rates.

Your Credit History

A poor credit history doesn’t have to send you running to sub-prime lenders. For one, you may still qualify for an A loan, reserved for people with good credit. If your bankruptcy was four or more years ago and you have established a good payment history since then, your FICO score is probably over 600, the requirement for an A loan.

Through FHA loan programs, you can apply for a loan after two years of a bankruptcy or foreclosure. VA loans also look more leniently on past credit problems. In the end, don’t assume that because you have an adverse credit history you have to apply for the higher interest sub-prime loans.

Sub-prime Mortgages

If you find that you do have bad credit, you can still work with a traditional lender, who may offer you better interest rates. As financing companies expand their financing options, more and more companies are adding services for B, C, and D loans.

Sub-prime mortgages are based partly on your credit history, but largely on your mortgage or rent payment history. You will want to provide proof of your rent payments by sending copies of your rent receipts or checks. Mortgage payments can be verified through your credit report.

Sub-prime mortgages are just short term financing options. Once you have improved your credit history, you can refinance your mortgage for better rates.

Sub-prime Lenders

When you start your search for a sub-prime lender, include all lenders in your investigation. Request quotes from traditional lenders as well as those who specialize in poor credit financing. Compare everyone’s financing packages to find the best rates and terms.

Ideally, you want to find a low APR with no prepayment fees. Unless you plan to keep your mortgage for seven or more years, it is probably not worth paying points for lower rates. You may also find that an ARM will provide lower rates with more buying power than a fixed rate mortgage.

Subprime Mortgages – Low Down Payments And No PMI

Sub-prime mortgages offer financing for those with poor credit to finance the purchase of a home. Today’s sub-prime mortgages offer low down payment options with no private mortgage insurance (PMI). As a result, more people are finding it easier to buy a home.

Sub-prime Mortgage Options

Sub-prime mortgages come in as many flavors as conventional loans. Just like with a conventional loan, low down payments or zero down will increase your interest rate. However, you have no PMI premiums to pay.

Another option is to buy points to lower your interest rate as well, but this only makes sense if you plan to keep your mortgage for seven or more years. A better plan is to improve your credit score, and then refinance in two to three years for a conventional loan.

Sub-prime Lenders

More and more financing companies are offering sub-prime mortgages. Even Freddie Mac and Fannie Mae offer sub-prime programs. So to find the best rates and terms, you should request quotes from both conventional and poor credit lenders.

When you are comparing lenders, look at the APR for a quick check. The APR includes both interest rates, points, and fees. However, you will also want to look at terms, making sure there are no fees for refinancing or early payment.

To quickly gather this information, make use of the internet. Most lenders offer quotes online. You can also request quotes from a mortgage broker, who will provide you with several quotes at once. When you find a lender with a competitive bid, you can request more information or apply online for speedy approval.

Sub-prime Benefits

Subprime mortgages provide you the chance to purchase a home while improving your credit history. Instead of throwing your money away on rent, you are building up equity in your home that you can tap into latter. You can also deduct your interest from your taxes.

Regular mortgage payments will also improve your credit history. So not only will your rates improve with other types of credit, but you can also refinance your mortgage in a couple of years for lower interest payments.

Subprime Mortgages And A Past Bankruptcy

Even with a Chapter 7 bankruptcy in your credit report you can still qualify for a sub-prime mortgage. Once approved, you can then use your mortgage to improve your credit history, qualifying you for lower interest rates in the future.

The Effects of a Bankruptcy

A bankruptcy will affect your credit score based on how long ago it was. So a bankruptcy discharged less than a year ago will qualify you for a D loan. These types of loans usually require 30% down and a high interest rate.

By waiting a year after a bankruptcy, you can qualify for a B or C loan with their lower rates and down payment requirements. If you wait two years, you can qualify for a FHA home loan. In four years, you can qualify for a conventional loan.

Besides your bankruptcy record, financing companies will want to see a steady payment history. This includes your credit and rent payments. Cash reserves for six to twelve months will also offset your credit risk.

Search For Lenders

Not all sub-prime lenders evaluate borrowers the same way. So you may qualify for a B loan with one lender and a C lender with another. To find who will offer you the best financing, you will need to request quotes from several lenders.

You can request quotes over the phone or online. Online sites will provide a fairly accurate quote based on the generic information you provide. You can also use free mortgage broker sites which provide home loan quotes from several different financing companies.

Before You Apply

Before you apply for your mortgage, make sure that all accounts involved in your bankruptcy have been closed. You can request a copy of your credit report from the reporting agencies to check your information. You may also consider including a letter in your report explaining the circumstances of your bankruptcy. Some lenders will look more favorably on your account if illness or job loss affected your finances.

After Your Mortgage

Once you have purchased your home, plan on rebuilding your credit history by making regular payments. Within two years you may qualify for a conventional mortgage with low rates.