Archive for Mortgage

Simple Tips To Pay Off A Home Mortgage Loan Faster

Posted in Mortgage by Michigan Real Estate Expert on September 13th, 2019

Simple Tips To Pay Off A Home Mortgage Loan FasterIt is a major life decision to buy a home and yet many do not consider how much they will pay on the interest over the life of the loan. All they usually think about is if they can afford to pay the monthly mortgage payments.

It is helpful to learn how different loan structures impact the amount of money wasted on the interest paid for a home loan. Here is a comparison of different loan lengths and payment options to show some helpful ways to reduce the total interest paid.

Standard 30-Year Fixed Mortgage

For a buyer who has a good credit history, purchasing a median-priced home with a significant down payment usually helps get the best mortgage financing. A standard 30-year mortgage on a home requires 360 monthly payments to pay off the loan.

The total cost of the loan includes paying back the principal amount borrowed and all the interest. Over 30 years, the total interest paid can be as much as one-third or more of the principal amount borrowed, depending on the loan interest rate.

Standard 15-Year Fixed Mortgage

Comparing a standard 30-year fixed mortgage with a standard 15-year mortgage shows a surprising result. The differences are that the length of the loan term is less and the monthly mortgage payments are higher. A standard 15-year mortgage on a home requires 180 monthly payments to pay off the loan.

The shorter loan period may reduce the total interest paid to less than one-half of a 30-year mortgage, depending on the loan interest rate. The savings can be in the tens of thousands of dollars.

Payment Techniques That Save Money

A simple way to save money is to pay an extra monthly payment each year and ask the lender to apply the extra payment to reduce the principal amount owed. On a 30-year mortgage, the loan pay-off date is more than two and one-half years sooner, reducing the total interest paid by about 10% percent.

A smaller savings amount is possible without even needing to pay more, just by paying more frequently. Instead of paying a mortgage once per month, make arrangements with the lender to pay half the monthly mortgage payment twice per month. The amount the lender receives monthly, in the two payments, totals the same amount that the lender would receive in one payment.

This technique works because there is a daily calculation of mortgage interest. By making payments more frequently, there are fewer days of use for some of the loaned funds. This tiny change in periodic repayments can be a nice way to save a few thousand extra dollars over the life of a loan.

In addition, since there are 26 two-week periods in one year, you’re getting an extra payment in over the longer months in the year. So you’re paying the equivalent of 13 monthly payments instead of 12. You might not feel it as much since you’re likely making more money in the longer months as well.

If you’d like to do this strategy and the lender won’t accept bi-weekly payments, then just divide the principal and interest portion of your mortgage payment by 12 and add that amount to each regular monthly payment. You’ll save a ton of interest over the life of the loan!

Summary

Think about interest paid as money that could have a better purpose. Choosing a shorter loan period for a home mortgage and increasing the mortgage payment frequency are important things to consider for the savings that they can produce.

If you are in the market for a new home or interested in listing your current property, be sure to contact your trusted real estate professional.

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6 Ways to Fight Foreclosure

Posted in Mortgage by Michigan Real Estate Expert on September 12th, 2019

6 Ways to Fight ForeclosureSometimes, things don’t go as planned. Despite the best intentions, there are times when it’s impossible for homeowners to fulfill their mortgage obligations. When your misfortune turns into a foreclosure notice, these tips will help you control the situation and realize the best outcome.

Work With Your Lender

Open the lines of communication with your lender to stall the foreclosure process.

  • Call your lender and explain your predicament. Give them specific details about the nature and estimated length of your circumstances. Many lenders are willing to temporarily modify payment terms to temporarily accommodate certain hardships.
  • Apply for a loan modification. If your credit rating has improved or market values have shifted in your area, it’s possible to negotiate friendlier terms that lower your monthly payments.
  • A forbearance allows you to pause or drastically reduce your mortgage payments for a short period. However, you’ll have to pay everything owed in a lump sum or via larger monthly installments.

It is in your lender’s best interest to keep you in your home. Contact them early to avoid unnecessary issues.

Take Legal Action

Keep the law on your side to ensure you have the best chance at keeping your home.

  • If you believe your foreclosure is unlawful or in error, you will have the chance to present your case in court. Respond in writing to the official foreclosure complaint as soon you receive it. This eliminates quick default judgments.
  • Talk to a lawyer about your case. Even if you can’t afford to retain one for the trial, invest in a short sit-down session with a knowledgeable legal representative to get the facts straight and ensure you’re ready to present your defense.
  • Personal bankruptcy is a final strategy for saving your home. Most chapter 7 and 13 filings allow you to keep your primary residence while reorganizing your debt.

Foreclosure is less of a threat when you understand the laws and procedures that govern the process. Educate yourself on your legal options.

A temporary setback doesn’t have to ruin your entire life. With these tips, you won’t have to lose your dream to foreclosure.

If you are in the market for a new home or interested in listing your current property, be sure to contact your trusted real estate professional for assistance.

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What Is A Reverse Mortgage?

Posted in Mortgage by Michigan Real Estate Expert on September 11th, 2019

What Is A Reverse MortgageA reverse mortgage is a way to use the equity value that built up in a home to improve the quality of life for those who have appropriate circumstances when they reach the retirement age of 62 or older. With a reverse mortgage, a person continues to live in their own home and retains the title to it but does not have to make any monthly reverse mortgage payments.

A reverse mortgage may be helpful; however, not everyone qualifies for one. The benefits come with disadvantages as well. Here is a list of the advantages and the disadvantages for reverse mortgages.

Be sure to discuss this option with a qualified professional when thinking about a reverse mortgage before making any commitment.

Reverse Mortgage Advantages

  • Reverse mortgage funds may be used to pay off an existing home loan balance. The funds may be taken out in a lump sum or paid in monthly installments for a certain period.
  • The reverse mortgage creates a lien on the home but does not require any monthly loan principal or interest payments. This continues as long as the person lives in the home and takes care of it (paying the property taxes, home insurance, HOA fees, etc.)
  • Usually, a reverse mortgage has no effect on social security payments or Medicare benefits. It does not usually cause any tax consequences because it is a loan structure, not income.
  • If repayment of the loan happens at some point, any equity remaining is still available to the homeowner for any purpose, such as giving something to heirs.
  • It is a non-recourse obligation. There is no personal liability to repay the reverse mortgage loan if the equity value in the home is not sufficient to pay it off.

Reverse Mortgage Considerations

  • Since a reverse mortgage has no payments, the loan balance increases and the interest accumulates over time.
  • A reverse mortgage reduces the equity in the home that would otherwise be available to heirs. If the remaining equity exceeds the loan, the home can be sold off to repay the loan and the balance can then go to the heirs.
  • Medicaid eligibility or disability payments (SSI) may be affected.
  • A reverse mortgage loan becomes immediately due if certain things happen, such as the death of the homeowner, the homeowner vacates the house for six months or more for a non-medial reason and 12 months or more for a medical reason. It becomes due if the home is no longer the principal residence of the reverse mortgage borrower.
  • The loan is immediately due if the homeowner does not pay the property taxes, home insurance premiums, HOA fees, and other things necessary to maintain the home.

Summary

A reverse mortgage is a special financial tool that needs to be used only when appropriate. Typical rates for these loans may be higher than standard home equity lines of credit and other traditional home-refinancing options. Consider all the details very carefully before and as always, consult with your trusted home finance professional to get the best advice for your unique situation.

If you are in the market for a new home or interested in listing your current property, be sure to contact your trusted real estate professional.

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Can I Qualify For A Mortgage Without W-2 Income?

Posted in Mortgage by Michigan Real Estate Expert on June 4th, 2019

Can I Qualify For A Mortgage Without W-2 IncomeIt’s more common these days to have non-traditional income that doesn’t fall into the W-2 category. Many people work in what is referred to as the “gig economy,” where income might come from a variety of freelance sources.

Other times, people don’t have W-2 income because they are retired or have an independent source of wealth that generates interest income. Still other times, an individual may own their own business and take draws instead of a paycheck. In all these cases, it might seem impossible to qualify for a mortgage, since there’s no W-2 income. 

Lenders Are Understanding

Thankfully, many lenders understand when a prospective lender doesn’t have W-2 income. Since it’s becoming more common, lenders have come up with alternative ways to qualify borrowers who want to buy a home. While more paperwork is usually involved, it is still possible to get a mortgage, assuming you work with certain lenders. Your real estate agent can help you in this regard; sourcing lenders that work with non-traditional borrowers.

Rely On Your Tax Returns

Even without W-2 income, you can prove income by relying on your tax returns. If you can show at least two years of qualifying income levels on your tax returns, your lender will have an easier time of finding underwriters for your loan. 

Maintain Your Bank Deposits

Some states offer a Bank Statement Loan Program that looks – not at your W-2s – but at your bank deposits for the last 12 to 24 months. These programs are ideal for people who own their own business and take draws rather than paychecks. 

Try For An Assumable Mortgage

Sometimes you may be able to find a property that has an assumable loan. In these instances, all you need to do to qualify for the mortgage is to have sufficient money for a down payment, have a decent credit history and be able to prove your income one way or another. Assumable loans can be harder to find, but your real estate agent can help you with that part of your home buying process.

Bear in mind that each of these options require a strong credit history in order to qualify. Credit scores and histories are always the cornerstones of acquiring a mortgage, whatever your income source may be.

Two important partnerships in your quest for a new home are with a trusted real estate agent and a home mortgage provider. Be sure to rely on these professionals to answer all of your real estate and financing questions.

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Finding ‘Hard Money’ Lenders Is Easier Than You Think

Posted in Mortgage by Michigan Real Estate Expert on May 17th, 2019

Finding 'Hard Money' Lenders Is Easier Than You ThinkAre you the type of real estate investor that has an interest in a treasure hunt? A real estate investment strategy based on hard money is, at its core, a treasure hunt. There must be an underlying value, the “treasure,” for a hard money opportunity to exist.

Collateral For A Hard Money Loan Is Only The Property

Hard money loans rely only on the value of the real estate property for collateral. The credit history of the borrower is not important. Usually, the limit for a hard money loan is a 60% loan-to-value. The hard money loan must be in the first position, as a first mortgage lien on the property, in the case of a default on the loan.

If the loan amount needed is only 60% of the property value, finding a hard money lender is easy. Just conduct a search on the Internet for a hard money lender in the area of the property.

Please note that the sale amount for a property is the value so it is not possible to use a higher appraisal for a higher hard money loan and then purchase a property for a lower value than the appraisal.

Hard Money Lenders Want To Make Loans

Hard money lenders want to lend money to deals that are qualified. They typically charge higher interest rates plus points (a percentage of the loan amount paid at the close of escrow). They almost always have more money available to lend than qualified deals. The qualified deals are harder to find than the money!

Advance Fees Are Usually A Bad Sign

One word of warning. NEVER, ever, under any circumstances, pay an advance fee for a hard money loan “commitment.” Any fees for the lender come out of the escrow closing when the loan funds the deal and not one second before.

No matter how convincing a lender is, about requiring an advance fee, do not pay it. If you cannot find a real hard money lender, who does not ask for an advance fee, your deal does not qualify for this type of loan.

Joint Venture With The Land Owner

If the land is owned free and clear, a joint venture can be arranged to borrow 60% of the land value for a development project and then a hard money loan can be used on a short-term basis while the land is improved and permitted for development. Then, a property can be reappraised at a higher valuation after improvement and permits are in place.

New financing can pay off the hard money lender. For example, a construction loan that converts into permanent financing can retire the initial hard money loan when the project hits certain milestones.

Advertise For Investors

Under the JOBS Act of 2012 and subsequent revisions, the regulations allow general advertisements for investors. Many real estate developers are now using crowdfunding platforms to fund their deals, as another way to raise capital. Using this method, investor funds can be pooled from smaller investors to provide working capital that can be used along with hard money loans to do real estate deals.

You could surmise that finding and/or creating the deals that are hard-money worthy is the more difficult task than finding the hard money loan funds for a qualified project. Before making a rush decision, consider discussing your options with a mortgage lender. This trusted professional can offer information about a variety of financing options.

The best person to help you find just the right property is your trusted real estate professional. 

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Understanding the Factors That Impact Your Credit Score

Posted in Mortgage by Michigan Real Estate Expert on May 3rd, 2019

Understanding the Factors That Impact Your Credit ScoreMost consumers believe if they pay their bills on time, they need not worry about their credit score. Oftentimes, it is a rude awakening when they apply for a mortgage loan, car loan, or any revolving credit to learn they are not going to get the lowest rates available due to their credit score. This is because paying bills on time only accounts for 35 percent of your credit score. The remaining 65 percent is spread out among other factors that impact your credit score.

Credit Usage And Impact On Score

Nearly one-third, 30 percent, of your credit score is based on how much of your available credit you are using. For example, if you have combined credit available of $100,000 and you use $90,000, you will suffer a decline in your credit score. Those consumers who have similar credit lines and are using $9,000 will get a slight bump in their score.

New Credit vs. Old Credit

We seldom think about how long we have held a line of credit open. However, some consumers “exchange” credit lines for other credit lines due to special offers made by credit card companies. This is not necessarily a good idea since 15 percent of your credit score is determined by the age of your credit accounts. The longer you have had an account, the better in most cases. The calculation will take all open credit accounts, take the amount of time they have been open and get an “average age”. If you have six accounts which have been open less than a year and six that have been open five years, the newer accounts will count against you in this case.

Mixing Up Credit Lines

A consumer who has only a mortgage and a single credit score will take a modest hit on their credit score versus a consumer who has multiple credit cards, a mortgage, and an auto loan. The types of credit you have will account for 10 percent of your credit score and the more varied your open credit lines, the better. While it is inadvisable to open new credit lines simply to show a variety of types, having installment loans, retail credit cards, and traditional credit cards is a good idea.

New Lines Of Credit Opened

One danger many consumers are unaware of is suddenly opening new lines of credit. For example, a new homeowner may open a new account with a home improvement store, a general retail store, and a new credit card to help them furnish and repair their new home. This could be a red flag since the credit lines are new, and there is no established history on the mortgage, or the new credit lines. Since this factor accounts for 10 percent of your credit score, you could suffer a temporary decline in your credit score.

Consumers should be aware of the factors which impact their credit score, and also be aware of the factors that do not impact their scores. Understanding your credit score may be the most important tool you have when buying a home, or refinancing your current mortgage.

Taking a good look at your credit and finding out how much financing you are pre-approved for is as important as working with a great realtor. Be sure to contact your trusted real estate professional to help you find just the right property for you. 

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4 Ways To Get Your Home Loan Closed Faster

Posted in Mortgage by Michigan Real Estate Expert on April 24th, 2019

4 Ways To Get Your Home Loan Closed FasterYou’ve finally found the perfect home for your family. Now the only thing standing between you and domestic bliss is the loan process. Use these techniques to shorten the amount of time between placing your bid and getting the final approval on your new home mortgage.

Perfect Your Credit Rating

Your credit score is a measure of your financial responsibility. Lenders look closely at your creditworthiness in their attempt to decide your loan’s risk. Before you start shopping, take some time to clean up your credit history.

Some credit habits that help shorten your loan approval period include:

  • At least one year of on-time payments for utilities, loans, and other regular obligations.
  • A low debt-to-income ratio.
  • A credit utilization rate of 20% or less.

Lenders spend less time researching your financial history when your credit report is clear, which means you spend less time waiting to move in.

Practice Patience

Driven by the excitement of their new home purchase, many buyers spend the closing period investing in new furniture and appliances for their potential home. However, it’s better to wait until the final paperwork goes through before committing to new lines of credit.

Even after applications are filed, lenders still monitor your credit usage. Suddenly spending large amounts of money can cause red flags that delay your loan processing. Practice a little restraint and wait until you’re sure the process is complete before indulging in a spending spree.

Stabilize Yourself

Your ability to repay is a big part of your creditworthiness. A long and solid work history is your best ally in the fight for quality loan products. Establish at least one year of solid work history before starting the loan application process. Hold off on any career changes until you’re comfortably moved into your new residence.

Open The Lines Of Communication

Stay in touch with your trusted home mortgage professional to ensure a smooth loan process. If you move or change your phone number, be sure to update your information right away. While most institutions are very professional about keeping loan applicants updated, don’t be afraid to call and ask about the status of your account. If you feel you haven’t heard back in a timely manner, send a short email or leave a voicemail to ensure you haven’t missed any important requests.

These tips help you spend less time waiting and more time enjoying your new home purchase.

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4 Ways To Pay Off My Mortgage Faster

Posted in Mortgage by Michigan Real Estate Expert on April 23rd, 2019

4 Ways To Pay Off My Mortgage FasterFor most people, the mortgage payment is the biggest monthly expense. Whether you’re facing retirement or still working, it would be nice to be free of this debt. Although you probably can’t pay it off in one lump sum, it is possible to pay off your mortgage sooner than expected.

Here are four strategies to try.

1. Make Bi-Weekly Payments

You could shave eight years off a 30-year mortgage simply by breaking down your monthly payments into two payments instead of one. You’ll pay the same amount each month while the interest paid over the length of the loan is reduced. 

2. Make Principal-Only Payments

If you look at your mortgage payment slip, you’ll notice that the majority of your monthly payment goes toward interest. Slash years off your mortgage by making occasional principal-only payments on top of your regular payments. Consult your lender to see how many of these are allowed per year. If they’re limited, maximize each opportunity by making as large a principal-only payment as you can manage.

3. Refinance When Rates Drop

If your mortgage originated when interest rates were high, refinance it now that rates are still historically lower. You may need to pay closing costs, but you’ll still end up dramatically lowering the amount of interest you are paying on your mortgage. While you’re at the refinancing game, consider getting into a shorter term length. This tactic will probably increase your monthly payment, but if you can afford it, it’s a good strategy for paying down your mortgage quicker.

4. Pay Extra Each Month

If you can afford it, pad your monthly payment with a little extra as often as possible. Just paying $50 or $100 extra will enable you to get rid of your mortgage a little faster. Find the extra money by cutting back on small niceties, such as subscriptions, take-out food and more. You won’t notice the lack of small conveniences, but you will certainly notice a shortened mortgage loan term.

When you work to pay off your mortgage faster, you essentially save thousands of dollars in interest over the life of the loan. Implement one or more of these ideas to become mortgage-free just a little bit sooner.

If you are interested in purchasing a new property or listing your current home, be sure to contact your trusted real estate professional.

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5 Options To Consider When Your Appraisal Comes In Low

Posted in Mortgage by Michigan Real Estate Expert on April 5th, 2019

5 Options To Consider When Your Appraisal Comes In LowYikes! You are set on buying the home that you picked out and the appraisal comes back at a lower amount than the amount needed for the home loan to be approved. What do you do? After you calm down your significant other and then take three deep breaths, here are some options to consider.

Request A New Appraisal

Appraisals are only one person’s professional opinion. There are rules that must be followed when making an appraisal; however, there is still some flexibility in how to apply the rules. Check the comparables (also called “comps”) that the appraiser used as the basis for setting the appraised value.

There usually have to be at least three houses that are a similar size, similar age, have a similar condition, and are located in a similar neighborhood. If the home that you want to buy just had major renovation with a lot of work done on it, the appraiser may have missed this and should add more to the appraisal for the home having a better condition than the comparables.

Check to determine if any of the comparables are wrong. For example, if the appraiser uses a home that is in poor condition that may cause the appraisal to be too low. When there is another choice of a home in a better condition, which is more similar to the one being sold, the appraisal might be higher.

If you find problems with how the appraisal was done, request a review from your lender and see if they will allow you to pay for a second appraisal. Getting a new appraisal with a higher value is the easiest way to fix this problem.

If that does not work, then you can try these other options:

Negotiate With The Lender

Some lenders may cooperate with a loan restructuring if you qualify for a program with a higher loan-to-value (LTV). This may also require private mortgage insurance (PMI) if your loan amount exceeds 80% of the appraised value of the home. Working with your trusted mortgage professional can lead to unexpected options to get your home purchase completed.

Negotiate With The Seller

Trouble may come up if an appraiser cannot find comps that meet the selling price of the home. This may be caused by the home having unique qualities, a market that does not have other homes like it, or possibly that the sale price is more than the home is actually worth. If the price of the home is actually too high based on the appraisal, the seller might lower the sales price in order to keep the transaction together.

Increase Your Down Payment

If the amount of the difference is small and you can cover it, you can still proceed by taking a lower amount for the loan and adding money to your down payment to make up the difference.

Find Another Home To Buy

Your purchase offer should be subject to obtaining financing. If the appraisal comes in low and that prevents you from obtaining financing at the original sales price, you likely will be able to cancel the purchase agreement without penalty and search for a new home.

Your trusted real estate professional is well-versed in these types of issues and ready and willing to assist you with your successful home purchase.

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8 Ways To Maintain A Great Credit Score

Posted in Mortgage by Michigan Real Estate Expert on March 7th, 2019

8 Ways To Maintain A Great Credit ScoreHaving an excellent credit score is very useful. The following are some tips on how to maintain a superb credit score.

Open Credit Accounts When You Do Not Need Them

If you don’t have any credit accounts, you will have a low score. The best time to open them is when you do not need them. Keep a small balance on them and pay it all off at the end of each month to avoid paying interest.

Charge Up To Half The Credit Limit Then Pay It All Back Within A Few Months

If you must use a credit line, only use half of it and pay it back quickly.

Buy Big Ticket Items With A Credit Card For Cash Back And Points

Even if you can pay cash for a big ticket item, you may find it beneficial to buy it with a card that gives a reward for making a purchase like cash back or rewards points. Then pay off the balance as quickly as you can.

Ask For An Increased Credit Line

For credit accounts that you have been paying on time, call the customer service department and tell them you are thinking about buying something that is slightly above your credit limit. Ask them if they can extend the limit. This usually works even if you do not actually buy something.

You can attempt to raise your credit limit this way about once per year. As you increase your available credit capacity while maintaining all accounts in a “paid as agreed” status, your credit score should go up.

Move Credit Balances To A New Card With Zero Interest

Many credit card companies offer a zero-interest period for transfers of credit card balances from another card. After doing this, transfer this balance, once again, to another card that has a similar offer before the zero-interest period expires.

Close Old Accounts When New Ones Are Open

Having too many credit card accounts can lower your score. Keep about half a dozen cards. Close the ones that you transferred the balance from to zero interest cards.

Use Automatic Payments To Make Sure Bills Are Paid On Time

Never miss a payment or pay late. You may want to use automatic bill payment systems to make sure you never let a bill slip by.

Monitor Credit Card Activity For Unauthorized Use

Monitor all credit card activity in real time. Immediately take action if you notice an unauthorized charge. Monitor your credit history file on the three credit bureau services of Equifax, Experian, and Transunion.

If you are interested in buying a new home or selling your current property, be sure to enlist the help of your trusted real estate professional.

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