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Refinance your upside down mortgage while rates are low

Just when you considered housing loan rates could not go down anymore, they have strike record low levels once again this week, and every homeowner should take other look at their stream situation.

Homeowners refinance for many not similar reasons. Some wish to lower their payments. Some wish to shorten the life of their mortgage. Some wish to obtain some cash out. Some wish to pay off a Home Equity Line of Credit.

There are still great mortgage programs available in today’s market. One of those allows homeowners who have lost value to still refinance in to a descend rate. Freddie Mac and Fannie Mae have allow homeowners to refinance, even if they owe up to 125 percent of the appraised value of their home. It is estimated that more than 25 percent of homeowners in the U.S. owe more than their home is worth.

However, only Freddie Mac and Fannie Mae allow for the 125 percent limit, many banks and housing loan companies only enable homeowners to refinance if they owe up to or reduction than 105 percent of the value of their home (including us). Of course, all your standard other requirements still apply (debt-to-income ratios, credit scores, etc).

Click here to see who really holds your loan (it usually isn’t who you make payment to).

Homeowners who have a second mortgage can also refinance, but no cash is allowed.

There are many factors to ponder if a refinance makes sense. One is closing costs. Many people take a NO COST loan, but we suggest you not agree to a “no cost” loan unless you entirely comprehend the differences between a standard “cost” loan and the “no cost” loan. Neither option is right or wrong, but you can pay dearly for selecting the wrong one for your individual situation.

Average closing costs by state

I’m not a big fan of this chart, but it shows the "average" closing costs by
state, and where each state ranks. My issue with the chart comes from multiple
front…  Regardless… take a peek.


Mortgage Market Guide – Closing Costs by State
.

The map and table are based on data from Bankrate. They rank the states from
most expensive closing costs to least expensive*. Bankrate surveyed one city in
49 states, two cities in California — Los Angeles and San Francisco — and the
District of Columbia.

 

Home sales UP 34% over 2010

The number of sold homes in July 2010 versus July 2009 was reported to be UP 34% in the Minneapolis / St Paul area with more than 3800 transactions.

The amount of active homes for sale was DOWN 19% to just 24,328 homes.

The number of pending sales (housing sold, but not yet closed) was reported to be UP 43%, with over 4,000 purchase agreements written.

Nationwide, 7% fewer homes entered into the actual foreclosure process, and initial foreclosure notices have fallen 58% since their peak in 2009.

Many times it is hard to interpret all this information, but clearly less homes for sale, less homes going into foreclosure, combined with more actual sales… would lend one to believe the market is slowly starting to crawl forward. It may be more turtle than the hare, but at least it is going in the right direction.

Botton line? If you are thinking of buying a home, now may be the best opportunity to get pre-approved, take advantage of today’s super low mortgage rates, and become a homeowner.

Credit Repair Companies. Good or Bad Idea?

Credit Repair Companies. Good or Bad Idea?

St Paul, MN: There are a lot of credit repair firms and credit counselors that have not acted in the best interest of their clients and this has certainly given the business a bad name. But that does not mean that the basic concept is not good. As a matter of fact–improving credit scores is even more important in today’s market. With the current credit crunch, expect a much harder time getting mortgage loan approval with weak credit.

Freddie Mac and Fannie Mae has implemented interest rate adjustments for anyone under 740 credit score. The mortgage insurance companies are adjusting their rates and refusing to supply mortgage insurance to anyone with a score lower than around 660. FHA, technically says they will allow a score as low as 580, you’ll have a very difficult time finding a mortgage loan approval with less than a 640 credit score.

The national average credit score is around 680. Approximately 10 million people may get a new mortgage this year, but 80 million others have credit problems and can’t get a mortgage that will help them achieve their dreams.

Self Help May Be Best

You see the advertisements in newspapers, on TV, and on the Internet. You hear them on the radio. You get fliers in the mail. You may even get calls from telemarketers offering credit repair services. They all make the same claims:

1) “Credit problems? No problem!”

2) “We can erase your bad credit – 100% guaranteed.”

3) “Create a new credit identity – legally.”

4) “We can remove bankruptcies, judgments, liens, and bad loans from your credit file forever!”

Do yourself a favor and save some money, too. Don’t believe these statements. Only time, a conscious effort, and a personal debt repayment plan will improve your credit report.

The Scam

Everyday, companies nationwide appeal to consumers with poor credit histories. They promise, for a fee, to clean up your credit report so you can get a car loan, a home mortgage, insurance, or even a job. The truth is, they usually can’t deliver. After you pay them hundreds or thousands of dollars in fees, these companies do nothing to improve your credit report; most simply vanish with your money.

The Warning Signs

If you decide to respond to a credit repair offer, look for these tell-tale signs of a scam:

1) companies that want you to pay for credit repair services before they provide any services.

2) companies that do not tell you your legal rights and what you can do for yourself for free.

3) companies that recommend that you not contact a credit reporting company directly.

4) companies that suggest that you try to invent a “new” credit identity – and then, a new credit report – by applying for an Employer Identification Number to use instead of your Social Security number.

5) companies that advise you to dispute all information in your credit report or take any action that seems illegal, like creating a new credit identity. If you follow illegal advice and commit fraud, you may be subject to prosecution.

You could be charged and prosecuted for mail or wire fraud if you use the mail or telephone to apply for credit and provide false information. It’s a federal crime to lie on a loan or credit application, to misrepresent your Social Security number, and to obtain an Employer Identification Number from the Internal Revenue Service under false pretenses.

Under the Credit Repair Organizations Act, credit repair companies cannot require you to pay until they have completed the services they have promised.

The Truth

No one can legally remove accurate and timely negative information from a credit report. The law allows you to ask for an investigation of information in your file that you dispute as inaccurate or incomplete. There is no charge for this. Everything a credit repair clinic can do for you legally, you can do for yourself at little or no cost. According to the Fair Credit Reporting Act (FCRA):

1) You’re entitled to a free report if a company takes adverse action against you, like denying your application for credit, insurance, or employment, and you ask for your report within 60 days of receiving notice of the action. The notice will give you the name, address, and phone number of the consumer reporting company. You’re also entitled to one free report a year if you’re unemployed and plan to look for a job within 60 days; if you’re on welfare; or if your report is inaccurate because of fraud, including identity theft.

2) Each of the nationwide consumer reporting companies – Equifax, Experian, and TransUnion – is required to provide you with a free copy of your credit report, at your request, once every 12 months. The three companies have set up a central website, a toll-free telephone number, and a mailing address through which you can order your free annual report.

To order, click on annualcreditreport.com, call 1-877-322-8228, or complete the Annual Credit Report Request Form and mail it to: Annual Credit Report Request Service, P.O. Box 105281, Atlanta, GA 30348-5281. You can print the form from ftc.gov/bcp/conline/edcams/credit/ .

Do not contact the three nationwide consumer reporting companies individually. They are providing free annual credit reports only through annualcreditreport.com, 1-877-322-8228, and Annual Credit Report Request Service, P.O. Box 105281, Atlanta, GA 30348-5281. You may order your reports from each of the three nationwide consumer reporting companies at the same time, or you can order your report from each of the companies one at a time. For more information, see Your Access to Free Credit Reports at ftc.gov/bcp/conline/edcams/credit/ .

Otherwise, a consumer reporting company may charge you up to $9.50 for another copy of your report within a 12-month period.

3) You can dispute mistakes or outdated items for free. Under the FCRA, both the consumer reporting company and the information provider (that is, the person, company, or organization that provides information about you to a consumer reporting company) are responsible for correcting inaccurate or incomplete information in your report. To take advantage of all your rights under this law, contact the consumer reporting company and the information provider.

Reliable Companies?

Do they exist? You bet… there are many good companies to choose from. As with just about anything else, be sure to do your homework before selecting a company. Check them out with the Better Business Bureau, make sure the give you their Client Bill of Rights for your review, and make sure they offer a free, no obligation, confidential credit and debt analysis WITH NO PRESSURE before handing over a penny of your hard earned money!

So this is what hope and change look like?

Head for Camp David. Convene meetings. Take advice from economists, your Cabinet, all the experts. Then put forward a giant new economic program, maybe including some dramatic form of shock therapy that will calm financial markets and create jobs.

That’s the kind of response Americans are used to seeing in a president when the nation is suddenly confronted with bad news like last week’s market turmoil and the U.S. credit downgrade by Standard & Poor’s. But the results of such a response to economic alarm 40 Augusts ago suggest this isn’t the way to go.

READ THE FULL STORY

 

 

Float or Lock a Mortgage Interest Rate?

Mortgage interest rates — just like stock prices — change price daily and you can win big or lose big if you don’t know what you are doing.

Everyday Loan Officers are ask “what do you think interest rates are going to do?” Of course none of us know that answer, so except for the most extreme cases on a purchase transaction, I suggest you always lock, and to do it as soon as you can. The sooner you lock your rate, the less chance you have of losing in the mortgage interest rate game

If you have a signed purchase contract in hand, lock your rate as soon as possible. There is no better way to protect yourself from the fickle mortgage markets. Holding out for 1/8th – 1/4% more is just not worth the risk! If you want to gamble… go to Vegas.

With interest rates currently hovering near historic lows, the chance of any meaningful rate drop is low. The chance of rates going higher is very big.

It is better to win and lock on a known great rate, and be slightly annoyed if interest rates go down a little before closing, than to be floating and lose with rates dramatically higher before closing.

One other aspect… You have so many other things to do during the buying process than to keep stressing yourself out by looking at mortgage interest rates all day. Just lock and be done!

A refinance transaction on the other hand is different. The new refinance rate has to make sense to act. According to a recent survey, most people refinance when the difference between their current rate and any new rate is at least 1% or greater. You can potentially gamble a bit more because you are not under any time restraints, but if today’s refinance rate is close, take it and run.

Finally, we always suggest monitoring one of the interest rate advisory sites for good daily interest rate float or lock advice.

25% Equity Rule to Refi?

A proposal put forward by federal regulators to define “safe” mortgages would raise refinancing costs for half the nation’s homeowners with home loans, a coalition of industry and other advocacy groups has said.

The Coalition for Sensible Housing Policy says that 25 million homeowners could be affected by a rule that would effectively require borrowers to have at least 25 percent equity in their homes to qualify for the best terms when refinancing a mortgage. The number amounts to more than half of U.S. homeowners who currently have a mortgage.

Most Refinances are “Rate and term” only

“Savvy homeowners are taking advantage of some of the lowest fixed-rates in more than 50 years to lock in interest savings,” said Nothaft. “Over the first half of 2011, fixed-rate mortgage rates hit a low during June, with 30-year product averaging 4.50 percent and 15-year averaging 3.68 percent over the last four weeks of June

Freddie Mac has released the results of its second quarter refinance analysis showing homeowners who refinance continue to strengthen their fiscal house. The analysis shows that 77 percent of homeowners who have refinanced have been able to maintain or reduce their mortgage debt in second quarter of 2011.

READ THE FULL STORY

 

St Paul women charged in $5 Mil Mortgage Fraud

St Paul, MN: A 29-year-old St. Paul woman has been charged with participating in a scheme to defraud mortgage lenders out of more than $5 million. Lindsey Rae Loyear was charged with one count of conspiracy to commit mortgage fraud.

Loyear allegedly conspired with two others from 2006 through October of 2008, to defraud mortgage lenders in connection with financing real estate transactions in the Twin Cities, including the purchase of Cloud 9 Sky Flats in Minnetonka, MN. The fraud reportedly involved the submission of false information to lenders in order to obtain mortgage loans.

Loyear was a real estate agent and mortgage broker. Loyear allegedly concealed information from potential lenders, including that she had arranged short-term loans to buyers to use as down payment and that she paid cash kickbacks to buyers for purchasing the properties. Altogether, more than 130 units were sold through the scheme, and more than $8 million was transferred to accounts, which were then used to pay kickbacks and share loan proceeds among co-conspirators.

If convicted, Loyear faces a potential maximum penalty of five years in prison. This case is the result of an investigation by the Federal Bureau of Investigation and the United States Postal Inspection Service.

Many of these fraud convictions appearing today were for crimes done during the height of the mortgage boom (2004 – 2007).  Tighter mortgage lending rules and regulations in place today make most, if not all of these scams nearly impossible to pull off today.

New Consumer Financial Protect Board goes live today

New Consumer Financial Protect Board goes live today. The CFPB is part of last years Dodd / Frank financial reform disaster bill. In theory, the new agency sounds great. The reality is something completely different.

For starters… they are already going after the wrong people…

Here is another great video from the boys over at TBWS.

Thoughts? Log in and post!

Is refinancing easier than buying a home?

A refinance is just as easy to get as your first mortgage… right?

Many people think that refinancing is easier than buying a home for two main reasons:

1) you already have a loan on the home, you make your payments, so it should be easy to refinance.
2) your current mortgage lender already has all their information, so they with easily refinance you, and they are the best place to call **

Sorry… Not true on either count.

There are many factors that might make it hard to refinance:

First, understand that no matter who you call for the refinance – even your existing lender, you have to go through the full underwriting process again. With that said;

– Your financial situation could have changed. Do you have the same job, same income? Better or worse? How about credit. Better or worse?
– Mortgage loan Underwriting guidelines have changed. The crazy days of every getting a loan are long gone. Be are back to old school traditional financing guidelines. Did you buy the home on a program that no longer exists… like a no documentation loan?
– With all the foreclosures, your properties value probably went down. How does that play into your refinancing options?

Most people refinance for three main reasons.

1) Smaller payment
2) Shorter term
3) Cash out / consolidate debt

The good news is that mortgage rates in MN and WI are amazingly low right now, and lenders are still providing home loans everyday. If you are thinking of refinancing, but have been scared away by thinking you can’t for some of the reasons listed above, you are making a big mistake.

Contact a local MN or WI mortgage company with a licensed Loan Officer. Fill out a full application, and let them review your situation.

You may be very happy with the answer!

** WORD OF CAUTION: Many people make the mistake of just calling their existing lender. Almost exclusively, EVERY OTHER lender will have a better deal for you. Be sure to call more than just your current company.

Real Estate News for 7/18/2011

The problem is that these banks have made bad real estate loans and other gambles. In Ireland, the collateral backing these loans is only about 20 percent of the face value of the mortgages. Somebody has to lose when loans go bad. ….. It looks like there will be little federal revenue to share with Minnesota or Wisconsin or the city of Chicago.They're going to have to sell their roads and streets, sell their infrastructure and their public utilities, sell off whatever …
http://centurean2.wordpress.com/ — Mon, 18 Jul 2011 10:42:38 -0700

Businesses are constantly faced with tough decisions, but few decisions carry the financial weight and long-term implications that are involved in a company's real estate. Should we lease or purchase a property? … The owner of a property is entitled to the tax savings resulting from cost-recovery rules and mortgage interest during the holding period and when the property is sold. Lease payments are fully tax-deductible and reflect rent paid for both the land and …
http://finance-commerce.com/ — Mon, 18 Jul 2011 10:01:43 -0700

RealtyNoteBid.com is the Pre-foreclosure Exchange which auctions off non-performing Notes using a convenient platform for buying real estate Notes online.
http://www.realtynotebid.com/blog/ — Mon, 18 Jul 2011 08:35:37 -0700

On appeal in this dispute about the priority of a mechanic's lien and a mortgage, appellant mechanic's lienor argued that its lien is prior to the mortgage because the record shows that the work that was the actual beginning of the …
http://minnlawyer.com/ — Mon, 18 Jul 2011 08:13:50 -0700

Real Estate news for 7/7/11

Mortgage applications drop 5.2% on higher interest rates. Mortgage rates had a slight increase last week, we are seeing the affect on the mortgage market. The purchase index actually increased! Meanwhile, the refinance index fell for …
http://nocrealestateblog.blogspot.com/ — Wed, 06 Jul 2011 11:44:00 -0700
Michael Groves Law Office has been able to stop foreclosure actions (without bankruptcy filings) and modify mortgages including lowering interest rates, balance reductions, and house payment reductions. Authority Real Estate has an …
http://www.hemet-homes.net/ — Wed, 06 Jul 2011 11:39:13 -0700
A variety of investment house America opportunities are available across the state while mortgage interest rates continue to remain low. It is also observed that foreign investors are making enquiries and visiting popular real estate …
http://www.shortsaleignition.com/ — Wed, 06 Jul 2011 11:11:27 -0700
July 6, 2011 (Chris Moore) The Mortgage Bankers Association (MBA) today released its Weekly Mortgage Applications Survey for the week ending July 1, 2011. The…
http://loanrateupdate.com/ — Wed, 06 Jul 2011 11:05:23 -0700
James asks…Whats the best way to modify my mortgage interest rate?I bought my home about 2 years ago at 7.125%. I had (and still have) excellent credit, but the reason my rate was high is because I went with a stated, no doc loan.
http://shortsalehelpbrevard.com/ — Wed, 06 Jul 2011 11:05:03 -0700
Fixed rate mortgage rates give you the benefit of a consistent and predictable monthly outgoing, lending themselves to slightly higher interest rates to compensate for the currently lower tracker rates. Trackers on the other hand give …
http://mortgagenews.org.uk/ — Wed, 06 Jul 2011 10:42:35 -0700