What are top originators telling their clients about the appraisal process? Some have created a table of helpful information that those refinancing can provide that will make things go more smoothly. Recent regulations have prohibited borrowers from trying to influence their appraiser, but it is important for the borrower to provide information that is important for the appraiser to consider in valuing the home. Communication is critical, as is the quality of that information.
Appraisers are primarily concerned with recent market sales, but it is important for borrowers to remember that this is only part of the valuation. Appraisers usually use three approaches in determining the value of a house. The first is the cost approach (the buyer will not pay more for a property than it would cost to build an equivalent). The second is the sales comparison approach (comparing a property's characteristics with those of comparable properties that have recently sold in similar transactions). And the third is the income approach (similar to the methods used for financial valuation, securities analysis or bond pricing).
There are questions appraisers often ask homeowners. Homeowners should save information about any renovations. Borrowers should try and be specific about the upgrades and when the remodeling was done, such as upgrading the AC unit, adding insulation and painting the interior of the house. A refinancing borrower can certainly inform the appraiser of the reason why they bought the home and things about the neighborhood that may attract buyers. The other information about the neighborhood section can be utilized for further explaining any relevant changes to the neighborhood such as parks, streets, land uses, businesses, etc.
The key to this process is sharing enough facts to the appraiser so they can accurately assess the property. Once again, the information provided is in no way intended to sway the appraiser a certain way, it’s merely informational, as this will be pertinent information the appraiser will ask the borrower whether or not it is provided upfront. Showing initiative in data gathering will aid the appraiser’s process and may even speed up their assessment which will benefit everyone involved in the transaction.
Plenty of new borrowers are buying a new home and selling their old home. With all the changes in the mortgage world, can this still be done? Sure it can – it just requires a game plan, and a good lender and real estate agent can help.
The homebuyer often needs the cash proceeds from the sale of the current home in order to qualify for the new mortgage on the new home. Each situation is different but selling first and then buying second would be ideal; however, this method probably involves moving into a temporary rental in the interim – and few people want that.
Bridge loans, once popular, would provide the home seller cash from an interim loan that would be used as the down payment of the new home. The interim loan is secured by the departure home and would be paid off as soon as the departure home was sold. This way, the homebuyer could conceivably buy their “move-up” home before selling their departure home. The trouble with this arrangement is that the homebuyer potentially now has three mortgages: one on the departure home (assuming it is not free and clear); one on the new home and one on the interim loan. Not many homebuyers can qualify for three mortgages unless they have excellent income and low mortgage payments. Even if the homebuyer could qualify and make all of the mortgage payments, what would happen if the departure home did not sell?
The good news is that it is possible to sell a house and buy a house at (almost) the same time but to get the timing right it takes cooperation from the people who are buying your home and the sellers of the home you are buying. Unless you could qualify for two mortgages (one on the current home plus one on the move-up home), this method would involve a contingent offer. Your offer to buy your next home would be contingent on your current home selling first. In this hot real estate market, however, it might be rare to find a seller willing to accept your offer – there may be other buyers without this in their contract.
What about turning the old house into a rental? Those homeowners with enough cash for a down payment on their next home frequently ask about keeping the departure home and using rental income to offset the PITI (principal, interest, taxes, and insurance). While this is a potentially good way to be able to make two mortgage payments affordable, Fannie Mae and Freddie Mac have established some strict restrictions. First of all, the departure house that is to be rented must have 30 percent equity (70% or lower LTV) or 25 percent if the new loan will be an FHA loan. The departure home must have a signed rental agreement with the prospective tenant and the tenant’s deposit money must also be in the hands of the homeowner. If all that is in place, the landlord will be allowed to use just 75 percent of the rent to offset the PITI.
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Refinancing can lower your monthly mortgage payment and reduce the total amount of interest that you will pay on your home. With interest rates at an all-time low, it may seem like a no-brainer to refinance.
But before you jump on the "refi" bandwagon to secure a new loan for your home, you should know the pros and cons, as there are some situations when refinancing might not be worth it. So what's the biggest benefit of refinancing today? A lower interest rate. You'll just have to take into consideration how much it costs to refinance, and how long it will take to recoup the costs. If the savings will outweigh the costs, scoring a lower interest rate is great reason to refinance. Depending on your financial situation, refinancing to adjust the length of your mortgage and in effect, your monthly payments, could offer significant benefits. Just like paying off credit card debt in one year versus five years, shortening the loan term means you will pay less total interest on the mortgage.
On the other end of the spectrum, if you're having trouble making payments and are looking for a way to reduce your monthly payments, refinancing could help with that, too. You could go from a 15-year mortgage, for example, to a 30-year term and thereby lower the amount that needs to be paid per month. The other big perk is you can lock in a Fixed-Rate Loan for security purposes. Now is a great time to let go of the uncertainty of an ARM in favor of a loan with a fixed rate that will never change.
However, like most things that seem too good to be true, there are some pitfalls. The biggest is you will have to pay Closing Costs (and Prepayment Penalties), which most view in their minds as the amount it costs to refinance your home. According to the Federal Reserve, closing costs can add up to 3 to 6 percent of the outstanding principal of your loan, and include application fees, loan origination fees, and appraisal fees, among other things. The costs and penalties add up, but if you calculate that your savings from refinancing will outweigh these closing costs, then you're in the clear. Just make sure to do your due diligence and consider your options wisely.
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Borrowers know that once they apply for a loan (practically any loan), the lender will underwrite the loan. The underwriting time it takes to review the loan, looking at the borrower’s income, credit report, appraisal of the property, and so on, varies by type of loan and lender. But borrowers should know that approval is never a sure thing, even if they have millions in the bank, or a flawless 850 FICO credit score.
We mention this because the Federal Financial Institutions Examination Council (FFIEC) released Home Mortgage Disclosure Act (HMDA) data. The report shows loan approvals AND declinations: hundreds of thousands of loans needed to purchase homes were rejected. Yes, some of these borrowers went to another lender, but it is a useful exercise for potential borrowers to know why previous borrowers were turned down. And yes, the 5 C’s of credit matter: character, capacity, conditions, capital, and collateral.
The broad categories for turn downs include credit history, affordability and income, assets and down payment, and property issues. The list of reason start with the top five: loan amount too big, income too low, inability to document income, using rental income to qualify, and the DTI ratio being exceeded.
Moving down the list, the FFIEC’s HMDA data shows mortgage rates rise and push payments too high, payment shock, LTV (loan to value) too high, inability to obtain secondary financing, and underwater on mortgage. (Remember that there are programs for such individuals.) Next is not enough assets, unable to verify assets, no job or job history too limited, changed jobs recently, self-employment issues, using business funds to qualify, limited credit history, credit score too low or the spouse’s credit score too low, and so on.
It is not difficult to see that the reasons all return to the 5 C’s of credit, and these need to be kept in mind when applying for a loan, and for dealing with underwriting conditions.
One of the most common questions a loan officer is asked is, “How long will my loan take to do?” Of course, when hardly any documentation was required, loans took much less time. But now, with increased underwriting, documentation, and so forth, it is taking longer. And in some instances, much longer. Refinance applications and appraisal complications are holding up home sale closings, according to a recent survey. According to the report, the normal timeline for a closing is about 30 days. However, the survey found the timeline to be between 45 and 60 days.
Adding to the average time is the length of time required for short sales and sales of foreclosed homes. These have always taken longer to close, but since this component made up over 44% of the nationwide market in September they have really added to the timelines. The survey of 2,500 real estate agents found that one major source of delays among short sales is mortgage origination preapprovals, which sometimes expire before all interested parties agree.
Sales of foreclosed homes are encountering delays when property damage complicates the appraisal process. In many parts of the nation Realtors are saying, “Much more than half, and in some cases three-quarters, of all distressed property closings have been delayed because of loan conditions.” And in some states, like California, laws are further aggravating the problem by forbidding forced deficiency notes on short sales. Under the new law, “seconds are not willing to settle,” stated one California agent, adding, “Mortgage application timelines run out for the buyers waiting to receive acceptance, counter or declination.”
Experienced loan officers tell clients, however, that well documented loans can sail through the system – they see it every day. They are in the ideal position to tell borrowers what is required, and how long it should take to fund your loan.
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