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Jun 27

6 Things First Time Home Buyers Need to Know About FHA Loans

Copy of Understanding conventional mortgage terms

 

Federal Housing Administration (FHA) loans are an attractive offer for first time home buyers, as they allow for a low down payment, accept lower credit scores than conventional mortgage loans, and are government insured for both the buyer and the lender. However, there are important details that first time home buyers need to know about FHA loans that may not be apparent when shopping for a home and comparing rates.

FHA Loans were originally created to help first-time home buyers, or home buyers with either a history of bad credit or that could not provide a down payment that would purchase more than 20% of the home’s cost. The program was created after World War II to help finance homes for returning veterans and families of soldiers. Now, the FHA is one of the largest sources of mortgage funding, alongside Fannie Mae and Freddie Mac. FHA Loans account for roughly one-third of all mortgage loans issued in the US.


Down payment requirement

An FHA loan requires a downpayment of 3.5% of the home’s purchase price. Originally, this was one of the most attractive factors for FHA loans, as they were available to younger buyers with less savings. The FHA loan covers the remaining cost of the home.


Credit score requirement

FHA loans require a minimum credit score of 580, making them attractive to homebuyers with a lower credit score than what is required for conventional loans, 620. However, most lenders still require a score of 620 as an underwriting overlay.


Annual Percentage Rate

The APR for FHA loans fluctuates with the economy. In June of 2017, it is 3.375% for a 15-year fixed rate mortgage and 4.5% for a 30 year fixed rate mortgage. It fluctuates constantly, but only goes up and down drastically when the economy sees majors changes. The actual Note rate will be lower than the APR.

Shorter term FHA loans will have a lower APR, creating an incentive for homebuyers to sign a 15-year mortgage if the FHA loan requirements are attractive to them.


Approval amount for the loan

FHA maximum allowable loan amounts are also variable over time and even by location. However, in the past few years, many locales saw an increase in the maximum loan amount due to the rising cost of homes. Mortgage lenders will also be able to grant a higher loan limit based on the borrower’s information, such as their income, work history, and bank statements.

 

FHA mortgage insurance

After the 2008 recession, FHA loans began to require insurance for the full term of the loan. This provides insurance for both the mortgage lender, as well as the FHA insurance fund reserves.

The insurance is paid out in two separate ways: First, there is an up-front mortgage insurance premium of 1.75% of the loan amount, and while it is financed on top of the base loan amount, that is paid at closing. Second, there is a monthly mortgage insurance premium that is between 0.80% and 1.00% of the amount of the loan.


FHA loan approval

Borrowers must get their FHA loan through an FHA-approved lender allowing the lender to use some discretion when granting the loan. For this reason, home buyers may have to meet certain requirements for income, credit score, and work history in order to be approved by the individual lender. It is also possible that lenders charge different interest rates and closing costs, so it is important to ask about this when shopping for rates.

FHA loans create an opportunity for home buyers to purchase a home because of many beneficial differences from conventional mortgage loans. However, it is important to speak with your mortgage lender about their specifications for FHA loan approval, as well as any closing costs that may be presented.

 

 

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Jun 7

Understanding conventional mortgage terms

Understanding conventional mortgage terms 1

The mortgage term is the length of time that it takes to repay your mortgage in full. It is one of the most controllable variables with your mortgage, but like other factors, it can be a huge determinant in the type of loan that you choose. Along with the loan amount and the monthly payment, it can decide the size of the home that you can ultimately buy. Choosing a mortgage term that fits your income and lifestyle is an important choice. This article will teach you how to do it.

15, 30, and more

Conventional mortgages are available in many different terms, but the most common are 15- and 30-year mortgages. The main difference between shorter and longer term mortgages is the interest rate and principal payment amount. Most conventional mortgages have a fixed rate, meaning that the interest rate is not adjusted over time. However, adjustable rates are also available.

This being said, shorter term mortgages can be seen as beneficial to mortgage lenders, and will, in most cases, allow for a lower interest rate. 15-year mortgages are ideal for those that have a stable career and source of income, as well as a low debt to income ratio.

30-year mortgages allow the homebuyer to plan on saving more in the future, but to ultimately pay more money in interest than what would be paid on a shorter term mortgage. Most mortgages allow homebuyers the ability to “pre-pay” if your income situation changes. This will allow you to pay an amount over your monthly principal on a regular or irregular basis in order to repay your mortgage sooner. A longer term mortgage can also allow a home buyer to purchase a home at a larger price point while knowing that they can pay off the loan amount in monthly payments over time.

Other mortgage terms can be between 10- and 20- years, but they are less commonly used.

Saving money in interest

Because interest is charged over time, a 15-year mortgage will allow the homebuyer to save money because the total amount of interest charged is less than that of a longer term mortgage. The monthly principal on a 15-year mortgage will be higher than a 30-year, but both will add up to the amount of the loan plus interest. If interest is compounded over 30-years, the amount paid would be significantly greater than what is paid on a shorter term mortgage.

For conventional fixed-rate mortgage loans, the interest rate will be fixed over the term of the loan, meaning that it will not increase or be adjusted. Because of this, a longer term mortgage will have a higher interest rate throughout the term of the loan. However, it is beneficial for homebuyers to not have variable interest rates through the term of the loan, especially if it is over 30 years.

Monthly payments

The main difference between shorter and longer term mortgages is the monthly payment. The principal payment amount for both mortgage terms will add up to the full amount of the loan, plus compounded interest. However, the principal of a shorter-term mortgage will be significantly higher and may require a higher source of income or lifestyle adjustment. Longer term mortgages will allow for lower monthly premiums so that the homebuyer can use these savings to pay off debt or save for retirement.

However, a general rule for lenders is that a monthly payment, including principal, interest, insurance, and taxes, should not exceed more than 28% of a homebuyer’s monthly income. This amount, as well as the term, will all be considered during a pre-approval for a mortgage loan.

Mortgage insurance

Many different types of mortgages will require mortgage insurance, at least for a period of time. It can be discontinued after the homebuyer has paid 22% into the equity of a home. It may also be negated by providing a down payment of 20% when purchasing the home.

Because the payments on a shorter term mortgage will be higher, the homebuyer will reach the amount of equity that they need to cancel mortgage insurance sooner than with a longer term mortgage. This is the only way that mortgage term can affect mortgage insurance, as many lenders will require it when borrowing more than 80% of the purchase price, regardless of the term.

Paying off early

Any mortgage can be paid off early. There are other ways to change the length of your mortgage, such as refinancing with your original mortgage lender or a different lender. If you choose to sell the home, the amount of equity that you have in the home can be sold and used to pay off the remainder of the loan amount.

Some mortgages such as a 5/1 Adjustable Rate Mortgage are intended to be paid off early to avoid a large increase in interest rate. Other mortgages may be ended at different times due to relocation, refinancing, and more.

Mortgage terms are one of the reasons that homebuyers are able to work with lenders to find a home that meets their needs and fits into their budgets. Mortgage terms should be approached in the pre-approval process, as they can greatly affect the amount that you will be granted for the loan.

 

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May 3

Why you should get pre-approved for a mortgage

Why you should get pre approved for a mortgage 1

 

Let's be honest—Homes move FAST! We are currently in a sellers’ market, and people are seeking homes for their families at an accelerating rate. Now more than ever, pre-approval is an important factor in getting the home you want when you have the chance.

What is pre-approval?

Pre-approval is part of the mortgage loan process, but it doesn’t have to be a difficult one. It involves meeting with a mortgage lender before an offer is made on a property in order to get approved for an amount that you can then include in an offer to buy a particular home. Many mortgage lenders will be able to grant pre-approval for your home loan within the same day.

Being pre-approved will allow you to make an offer on a home when you are ready without having to wait for mortgage lender approval. Although pre-approval is not necessary to make an offer, most offers without pre-approval will not be taken seriously. Pre-approval shows the seller that your finances have been evaluated by a professional and you are actually in a position to pay the money that you’ve offered for the home. Many sellers and real estate agents won’t review an offer unless it comes with a pre-approval letter from a mortgage professional indicating that you will most likely qualify for a loan and that way the seller knows that the offer is a real opportunity for them to close the sale on their property.

Pre-approval is actually to the benefit of the seller, but it’s useful for buyers to get pre-approved early in the shopping process, especially if they are shopping a competitive market, so that when they find the home they love they can put an offer in and not then have to spend an extra day or two meeting with mortgage professionals to get pre-approved while the seller is potentially reviewing other offers, and likely selecting one to accept.

Make an offer with confidence

Pre-approval will allow you to get excited about the home buying process without having to worry about the possible loss of the property you love. Meeting with a mortgage professional should be a comfortable and easy task, but it should not be part of the process that slows you down.

You can also more confidently look into homes that you are interested in without worrying about your approval because you will better understand your home buying budget. Pre-approvals come with a maximum loan amount that will give the buyer an ideal range for purchasing price. This can also aid in making offers if a listing price is slightly above your pre-approved budget. If the offer is seen as legitimate, the seller may yield to a lower price in order to make the sale.

When is the right time?

Getting pre-approved is free, easy, and should not be time-consuming. If you find the right mortgage lender, which may be the first step towards buying a home, you should be able to ask for a pre-approval at the beginning of the home-buying process. This will give you an idea of your price range, as well as the ability to make an offer at any time when you find the perfect home.

Pre-approvals will often have an “approved” time period of 60-90 days to make an offer on a home. This is negotiable with your mortgage lender and should be an ideal time period during which to find a home. If the home buying process exceeds this time, you will need to reapply for pre-approval.

What will you need?

• Proof of income, either by 30 days’ worth of paystubs, 2 years of tax returns, or 2 years of W2 forms.

• Assets, such as bank statements or other documents that show your savings.

• Good credit. A score of 620 or higher for approval of an FHA loan.

• Documentation. A social security card, passport or ID, or other legal identifying documents.

If you want real speed with the homebuying process, schedule a meeting with a local mortgage lender to get pre-approved. This should be a comfortable, transparent, and informative meeting that will help you to realize your goal of owning a home. Pre-approval is a great time to learn more about mortgages, answer questions about the loan process, and to talk about your loan options.

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Apr 17

What you need to know about mortgage insurance

What you need to know about mortgage insurance header size

 

The first concerns that many people have with mortgage insurance is “Do I need it?” and “How can I get rid of it?” This article will teach you what you need to know about mortgage insurance, such as types of mortgages that require mortgage insurance and how to eliminate the expense as soon as possible.

Many mortgage loans require mortgage insurance, at least for a period of time. These plans can cost between 0.5% to 1% of the entire loan amount on an annual basis. To put that in perspective, if you have a $100,000 loan, mortgage insurance could cost you $1,000 per year! For that reason, choosing the best type of mortgage insurance is an important part of buying a home.

What types of loans require mortgage insurance?

Conventional loans with less than 20% down payment require private mortgage insurance (PMI). The premium will range based on down payment and credit score, similar to the interest rate of your mortgage. Rates are generally lower than that of FHA loans, depending on credit score. Most PMI policies do not require an upfront payment.

FHA loans also require mortgage insurance. This will be charged back as an upfront mortgage insurance premium (UFMIP) paid at the time of closing, and also as an annual MIP, which is paid in monthly installments and recalculated each year. The UFMIP premium can be added to the base loan amount and financed in with the loan. It has the same premium regardless of the mortgage cost but will cost more if your down payment is less than 5%.

The current upfront payment for mortgage insurance on an FHA loan is 1.75% of the loan amount. The current monthly payment for mortgage insurance is between .80% and 1.05% of the loan amount, divided by 12. The monthly payment is recalculated annually, so it will decrease over time.

VA (Veteran’s Affairs) loans have a VA Loan Guarantee fee that replaces the need for mortgage insurance. This upfront closing fee can be added to the base loan amount and financed in with the loan. Remember, VA Loans are only available to active military and veterans, as well as their spouses.

Types of mortgage insurance

There are four common types of payment plans for mortgage insurance:

Borrower paid private mortgage insurance allows the borrower to pay the mortgage insurance premium monthly. This is the most common type of mortgage insurance.

Single premium private mortgage insurance allows the borrower to pay the premium in a single lump sum at the time of closing. This could save you money over time because the percentage paid can be shy of the sum of lifetime payments on the monthly premium.

Split premium private mortgage insurance allows the borrower to pay a portion of the premium at closing, and then make a monthly premium payment afterward. The benefit of which is that the monthly payment is greatly reduced, however, this type of mortgage payment plan is not very common.

Lender paid PMI allows the mortgage lender to assume to cost of the mortgage insurance at closing, which the borrower will “repay” over time in the form of a higher interest rate. This increase is usually one-quarter to half a percentage point higher.

Discontinuing mortgage insurance

Mortgage insurance for conventional loans can be discontinued once the loan repayment has reached 22% so that the borrower owns 22% equity in the home. The remaining 78% of the loan can then be repaid without insurance.

Your mortgage lender may also approve discontinuation of mortgage insurance if you reach an agreed-upon repayment amount, have good equity, and are consistent with payments. However, this is at the lender’s discretion.

 

What you need to know about mortgage insurance

The first concerns that many people have with mortgage insurance is “Do I need it?” and “How can I get rid of it?” This article will teach you what you need to know about mortgage insurance, such as types of mortgages that require mortgage insurance and how to eliminate the expense as soon as possible.


Many mortgage loans require mortgage insurance, at least for a period of time. These plans can cost between 0.5% to 1% of the entire loan amount on an annual basis. To put that in perspective, if you have a $100,000 loan, mortgage insurance could cost you $1,000 per year! For that reason, choosing the best type of mortgage insurance is an important part of buying a home.


What types of loans require mortgage insurance?

Conventional loans with less than 20% down payment require private mortgage insurance (PMI). The premium will range based on down payment and credit score, similar to the interest rate of your mortgage. Rates are generally lower than that of FHA loans, depending on credit score. Most PMI policies do not require an upfront payment.


FHA loans also require mortgage insurance. This will be charged back as an upfront mortgage insurance premium (UFMIP) paid at the time of closing, and also as an annual MIP, which is paid in monthly installments and recalculated each year. The UFMIP premium can be added to the base loan amount and financed in with the loan. It has the same premium regardless of the mortgage cost, but will cost more if your down payment is less than 5%.


The current upfront payment for mortgage insurance on an FHA loan is 1.75% of the loan amount. The current monthly payment for mortgage insurance is between .80% and 1.05% of the loan amount, divided by 12. The monthly payment is recalculated annually, so it will decrease over time.


VA (Veteran’s Affairs) loans have a VA Loan Guarantee fee that replaces the need for mortgage insurance. This upfront closing fee can be added to the base loan amount and financed in with the loan. Remember, VA Loans are only available to active military and veterans, as well as their spouses.


Types of mortgage insurance

There are four common types of payment plans for mortgage insurance:


Borrower paid private mortgage insurance allows the borrower to pay the mortgage insurance premium monthly. This is the most common type of mortgage insurance.


Single premium private mortgage insurance allows the borrower to pay the premium in a single lump sum at the time of closing. This could save you money over time, because the percentage paid can be shy of the sum of lifetime payments on the monthly premium.


Split premium private mortgage insurance allows the borrower to pay a portion of the premium at closing, and then make a monthly premium payment afterwards. The benefit of which is that the monthly payment is greatly reduced, however, this type of mortgage payment plan is not very common.


Lender paid PMI allows the mortgage lender to assume to cost of the mortgage insurance at closing, which the borrower will “repay” over time in the form of a higher interest rate. This increase is usually one-quarter to half a percentage point higher.

Discontinuing mortgage insurance

Mortgage insurance for conventional loans can be discontinued once the loan repayment has reached 22% so that the borrower owns 22% equity in the home. The remaining 78% of the loan can then be repaid without insurance.


Your mortgage lender may also approve discontinuation of mortgage insurance if you reach an agreed-upon repayment amount, have good equity, and are consistent with payments. However, this is at the lender’s discretion.



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Mar 25

Millennials May Be Ready to Buy a Home Sooner Than They Think

millennials short term mortgage 3 1

 

The generation that has graduated from college in the last 5 to 10 years are no strangers to debt, and perhaps have more experience with loans, credit scores, and building credit than any generation to come before them. Student loans were not a necessity 30 years ago, but now require graduates to have a financial understanding of credit, loans, and debt. As they look to become first-time homebuyers, this group may have an advantage.

In a digital age that constantly creates new ways to spend as well as to save, millennial buyers are one of the largest and most sought-after markets. And they know how to spend—and save! It’s true, millennials are not afraid to save money. So why not take this mentality towards building equity, possibly for the first time in your young adult life? Millennials are ready to stop renting and start buying homes.

Here are three reasons buying a home will save money:

1. Start building equity sooner

Don’t just plan for retirement, plan for life. Whether into new investments—creating an estate for your family, refinancing your home to start a business—having reliable equity such as a paid off home will get you ready to begin the next chapter of your life with all of the resources that you need.

2. Pay less over time

Since most mortgage loans have 30-year amortizations, the payments will most likely be lower than a rent payment. This will also be building towards your equity, as opposed to the landlord's equity. Because of this, you will ultimately save a significant amount of cash as opposed to renting.

3. Long term savings

Begin a plan for retirement now. Everyone plans to retire at some point in their life. We all have goals in between now and then, whether it is to own a home, or several homes, to start a company, or to pay for an education. Choosing to buy a home instead of renting will open up income possibilities in the future, and ensure that you become debt-free upon retirement.

Mortgages are designed to meet a client’s specific needs and interest, and will help you to achieve the goal of owning a home of your own. Renting will result in monthly payments with no return, whereas buying a home will pay off now and in the future. Millennial buyers may be ready to search for their dream home sooner than they believe and should be encouraged to meet with a mortgage lender to begin this process.

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