Tag Archives: #jumboloan

Things NOT to do before escrow closes

I am going to write another blog about what to expect at your mortgage closing, but I feel it is equally important to point out the things that you should stay clear of before we even get to the closing, because these things could put the whole mortgage at risk!

These are the things you should not do before you close escrow.

Changing Jobs

Lenders prefer a steady and consistent job history, and your whole mortgage to this point has been based on your current income history. Any changes in your employment at this point such as changing jobs, companies or becoming self-employed could spell disaster to your ability to purchase your home. At the very least, it could put the process on hold while the lender re-evaluates your financial position.

Making Big Purchases

Yes, you are getting ready to move into that new home and you need new furniture or appliances or you want to celebrate with a trip to Cancun, or maybe even want a new car to make your commute from your new home more enjoyable. All of this is definitely a bad idea! Your loan is based on something called “debt to income ratio” and it was calculated based on your current debt. Adding any more debt at this point will change that ratio not in your favor! Even buying these things with a cash reserve you have set aside is a bad idea, because you would have had to disclose your savings during the mortgage process and this was all taken into account when you were approved. So for now, do not make any purchases with any type of credit or cash savings. Wait until you have closed escrow and have the keys to your new home.

Paying Your Bills Late

This should be self explanatory, but you don’t want to be late on your car payments or credit card payments now, when your new home hangs in the balance. Be sure to stay current on all debt before and during the escrow process. Of course, you want to continue to stay current and pay off that debt even after you get the keys to your new house!

Opening/Closing New Credit Card Accounts

This is just a bad idea during your escrow. There is nothing to be gained by having more debt and opening new accounts could impact your credit status. The same is true for closing accounts, even though that may seem counter intuitive; closing accounts during the escrow could affect your credit rating. Now, sometimes lenders will ask you to pay off small debts in order to get your debt to income ration down to an acceptable level, but that is a request the lender will make, otherwise, just keep paying your monthly payments as usual.

Being Unreachable

The escrow process only last about 30 days on average, and during this time, your lender should be able to reach you easily. Don’t travel to remote places where you cannot be reached. Don’t get a new cell phone number, unless you give it to your lender first thing. Don’t take extended vacations, or travel to places you may not be able to get back from in time to close escrow. Many times during the closing there are small or large glitches, and the lender needs your attention right away, Not being available could push back the closing date on your new home.

These are just the big ones, and the ones that could impact you the most. Please feel free to contact me any time if there are questions about your closing. It is better to get the answers ahead of time, rather than dealing with a potential issue during the closing process. I am always available to help make this process easy and get you into your new home!

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Home Lending Debt-to-Income Ratio Increase Could Mean More Buying Power For Homebuyers

Fannie Mae has raised the debt-to-income ratio to 50% DTI, reasoning a higher debt ratio doesn’t mean poor credit. The debt-to-income (DTI) ratio is determined based on a borrower’s total amount of debt, including credit cards, student loans, auto loans and mortgages, compared to their total income. Fannie Mae’s recent changes will hopefully allow more homeowners to enter the housing  market with new expanded debt-to-income requirements, making it easier for borrowers with good credit but higher debt to acquire a home loan.

Applicants with high DTI ratios have been told their debt is too high for home lending approval. The Washington Post printed an article outlining how those rejected on home lending applications due to high debt-to income ratios often make payments for their debts early, signaling that on time payment, or payment default isn’t the issue. Of those declined applicants, some have never actually defaulted on their credit, but were declined based on their higher debt due to raised student expenses, cost of living increases as well as other expense inflation.

Fannie Mae wants to allow more homeowners to enter the market as it increases the DTI requirements. This shift by Fannie Mae opens up the market to almost 100,000 new, responsible, homeowners, and one might even be you! If you’re interested in getting pre-qualified for your home, give a call!

Kathleen Beck – Mortgage Lender
2716 Broadway
Sacramento, CA 95818
916-722-0395

#Mortgage #MortgageLoanProcess #Debt #DebtToLoanRatio #Buying #HomeBuyer #HomeBuyingProcess #Refinance #ConventionalLoan #FHALoan #VALoan #JumboLoan #PreQualifications #PreApproval #Borrower #HomeOwnership #Sacramento #BayArea #HomeFinancing #TrustedLender

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Biggest Benefits to Your VA Loan

VA loans are beneficial for those who qualify for a VA home loan; including veterans, active duty, national guard and reserve members.  In order to apply for a VA loan, aside from your service, you must have suitable credit, sufficient income, and a valid Certificate of Eligibility (COE) to be eligible for a VA-guaranteed home loan. The home must be purchase as your personal residence.

The biggest benefits of a VA home loan:

  • No Down Payment – Rather than paying 5%-20% on a down payment, you may finance a VA Loan up to 100% of the purchase price up to the VA loan limits in your state and county.
  • No Mortgage Insurance – It is common that lenders require you to pay mortgage insurance on a purchase with less than 20% down. There is no mortgage insurance requirement on a VA loan, making it very affordable upfront and over time.
  • Government Guarantee – The Federal Government guarantees the top 20% of  a VA loan.
  • No Prepayment Penalty – Most military personnel know their time in one location may be limited as orders often change.  Regardless of if you’re a veteran or current military, there’s no prepayment penalty or early-exit fee for the VA home loan.
  • Easier To Qualify – VA loan guidelines tend to be more flexible because of the VA loan guaranty. The Dept. of Veterans Affairs wants to make it easy for our service members to buy a home or refinance a home.
  • Funding Fee Flexibility – The VA allows funding fees to be financed so that nothing is due at closing. Also, if the veteran receives disability compensation from the VA the VA Funding Fee maybe waived.
  • VA Loans are Assumable – Assumable means you may transfer your VA loan in the future to a VA eligible buyer that meets the basic VA loan requirements. Assumable loans may be a great benefit to a buyer if the interest rates have increased since the home was originally purchased.

Helping Veterans and service members obtain home ownership financing is a personal goal for me.  There are many benefits to home ownership and even more if you served our country and are eligible for a VA loan.  If you want to learn more about VA Lending and how you can utilize the a VA home loan please email or call me today.

Kathleen Beck – Mortgage Lender
2716 Broadway
Sacramento, CA 95818
916-722-0395

#Mortgage #MortgageLoanProcess #NoDownPayment #Buying #HomeBuyer #HomeBuyingProcess #Refinance #ConventionalLoan #FHALoan #VALoan #JumboLoan #PreQualifications #PreApproval #Borrower #HomeOwnership #Sacramento #BayArea #HomeFinancing #TrustedLender

 

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Why & How to Keep Your Household Financial Records

Whether your applying to purchase a home or thinking about selling, there are many different reasons why having up to date household financial records can help save you time and money.

Check your current financial records income taxes, W2s, bank, investment and retirement statements, also insurance such life health and disability and see what is missing or out of date. Contact the record keeper and request new copies. Keeping accurate records will help you make important financial decisions.

How Long Should You Keep Records?

  • 7 Years – Taxes/Credit Card Statements and Property Records
  • ALL IRA contribution records
  • 1 Year – Utility bills
  • Indefinitely – Property records

Safely Dispose of Records

Make sure you dispose of your records properly.

  • Digital – overwrite data or physically destroy storage medium
  • Paper – Shred or incinerate

Record Organization Categories:

Keeping your records organized is just as important as accurate. Here are some great categories to organize your records.

  • Health Records – Health insurance policies, bills, prescriptions, life insurance
  • Financial Records – Bank statements, taxes and loans
  • Home/Property Records – Mortgages, Deeds and property tax information

Knowing what records to keep and the proper way to store them can really make a difference when it comes to making important life decisions.

Kathleen Beck – Mortgage Lender
2716 Broadway
Sacramento, CA 95818
916-722-0395

#Mortgage #MortgageLoanProcess #Records #HouseholdRecords #FinancialRecords #Buying #HomeBuyer #HomeBuyingProcess #Refinance #ConventionalLoan #FHALoan #VALoan #JumboLoan #PreQualifications #PreApproval #Borrower #HomeOwnership #Sacramento #BayArea #HomeFinancing #TrustedLender

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4 Exceptions To Having More Than 1 FHA Mortgage

It is well known that the FHA will not insure more than one property as a principal residence for any Borrower.  What is missing from that information to complete the understanding of what the FHA insures, are the circumstances in which a borrower with an existing FHA-insured Mortgage for a principal residence may obtain an additional FHA-insured Mortgage on a new principal residence.

  1. RELOCATION – Borrowers may be eligible for a second FHA-insured Mortgage without being required to sell an existing property covered by an FHA-insured Mortgage if the Borrower is relocating or has relocated for an employment-related reason. Also if the borrower is establishing or has established a new principal residence in an area more than 100 miles from the borrower’s current Principal Residence.
  2. FAMILY SIZE INCREASE – Borrowers may be eligible for another house with an FHA-insured Mortgage if the borrower provides satisfactory evidence that the borrower has had an increase in legal dependents and the property now fails to meet family needs. Also when the Loan-to-Value (LTV) ratio on the current principal residence is equal to or less than 75% -OR- is paid down to that amount, based on the outstanding mortgage balance and a current residential appraisal.
  3. VACATING JOINTLY-OWNED PROPERTY – Borrowers may be eligible for another FHA-insured Mortgage if the they are vacating (with no intent to return) the principal residence which will remain occupied by an existing co-borrower.
  4. NON-OCCUPYING CO-BORROWER – A non-occupying co-borrower on an existing FHA-insured Mortgage may qualify for an FHA-insured Mortgage on a new Property to be their own principal residence.

The FHA will not insure a mortgage if it is determined that the transaction was designed to use FHA mortgage insurance as a vehicle for obtaining investment properties, even if the property to be insured will be the only one owned using FHA mortgage insurance.

Kathleen Beck – Mortgage Lender
2716 Broadway
Sacramento, CA 95818
916-722-0395

#Mortgage #MortgageLoanProcess #FHALending #FHAMortgage #Buying #HomeBuyer #HomeBuyingProcess #Refinance #ConventionalLoan #FHALoan #VALoan #JumboLoan #PreQualifications #PreApproval #Borrower #HomeOwnership #Sacramento #BayArea #HomeFinancing #TrustedLender

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Buying A Home is Easier Than You Think

The most common misconception about buying a home is that it has to be a complicated process. Obviously factors can play into the simplicity of making a home purchase but if you do your homework, you should walk out of the experience feeling empowered by the simplicity of it.
Step 1 – How Much You Can Afford?
The first thing most buyers do that sets them on the wrong path, is looking for the home, going to open house or searching the web, before finding out what they are financially qualified to buy. Now, maybe you are a “cash” buyer, meaning you are making the purchase with cash you already have on hand, but the average home buyer utilizes home financing to make the purchase so the first step should always be research and consult a trusted mortgage lender. I love Yelp and feel it is a great tool to do background on lenders. Find a great lender that has your best interest at heart and is familiar with all the different loan programs. That lender will work with your financial options to find the best loan program for you. Your lender should work directly with you, meaning you aren’t just talking to their assistant or the loan processor.
Step 2 – Find the Realtor, Find the House
Do the same homework to find the best realtor. A great realtor will know what is on the market in your price range, as well as be in the loop to what is approaching the market and should work with your lender directly to communicate all the interest you have in each property. It is very important that you understand how different elements, such as Home Owners Association Fee’s or flood or other insurance fees pertaining to each individual property can play a role in your monthly mortgage payment.
It is very important that you work with a trusted lender who always have your best interest in mind. By “best interest” that means what you as a buyer will be most comfortable living with, while you transition into home ownership. Sometimes “best interest” gets twisted into maximum you can afford. Buying a home that stretches your budget beyond what allows you to live a good life is a recipe for disaster. The home buying process should be a simple process. Work with people you trust. Communicate when you are not feeling comfortable or do not understand. Your lender and your realtor should have no problem sitting down with you and explaining and outlining how each step of the home buying process works.
If you are interested in learning how to become a homeowner and want to see what you qualify to purchase let me know. Check my Yelp or follow me on Facebook to learn more about my process.
Kathleen Beck – Mortgage Lender
2716 Broadway
Sacramento, CA 95818
916-722-0395 

#Mortgage #MortgageLoanProcess #Buying #HomeBuyer #HomeBuyingProcess #Refinance #ConventionalLoan #FHALoan #VALoan #JumboLoan #PreQualifications #PreApproval #Borrower #HomeOwnership #Sacramento #BayArea #HomeFinancing #TrustedLender

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What is “Boarder Income” and How Is It Utilized When Applying for a Loan?

Did you know you can use boarder income to help you qualify for certain loan programs? Understanding which programs allow you to utilize boarder income and the requirements for each can help you get ahead when applying for a loan.

Boarder income is income that a person receives for lodging, meals, or related services from people living on their property. There are three types of loans that you can apply boarder income to:

  1. Federal Housing Association (FHA)
  2. Fannie Mae (FNMA)
  3. Freddie Mac (FHLMC)

Federal Housing Association (FHA)

Boarder income applies to Boarders of the subject property renting space inside the borrower’s dwelling unit.

  • Mortgagee must obtain a copy of the executed written agreement documenting intent to continue boarding with the Borrower for purchase transactions.
  • Borrower has a two-year tax return history of receiving income from boarders and the borrower is currently receiving boarder income.
  • Obtain two years of the Borrower’s tax returns evidencing income from boarders and the current lease.

Fannie Mae (FNMA)
Boarder income from boarders in the borrower’s principal residence or second home is only acceptable when:

  • Documentation of the boarder’s history of shared residency that shows the boarder’s address as being the same as the borrower’s address.
  • Documentation of the boarder’s rental payments for the most recent 12 months.
  • When a borrower with disabilities receives rental income from a live-in personal assistant, the rental payments can be considered as acceptable stable income in an amount up to 30% of the total gross income that is used to qualify the borrower for the mortgage loan.
Freddie Mac (FHLMC)

Rental income from the subject 1-unit primary residence rental income generated from a borrower’s primary residence may be used to qualify with a disability if the rental income is from a live-in aide. This Income source may be considered stable monthly income if:

  • The rental income may be considered in an amount up to 30% of the total gross income that is used to qualify the borrower.
  • The live-in aide plans to continue to reside with the borrower for the foreseeable future.
  • Borrower received rental payments from a live-in aide for the past 12 months on a regular basis.
Boarder income can be tricky but is important to take into consideration when applying for a loan. If you have boarder income and want to learn more about how you can utilize it, please let me know as we can discuss your specific scenario.
Kathleen Beck – Mortgage Lender
2716 Broadway
Sacramento, CA 95818
916-722-0395
#Mortgage #MortgageLoanProcess #Buying #HomeBuyer #Refinance #ConventionalLoan #FHALoan #VALoan #JumboLoan #PreQualifications #PreApproval #Borrower #HomeOwnership #Sacramento #BayArea #HomeFinancing #TrustedLender #BoarderIncome #Income
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Thinking About Buying A Condo?

The question of “should we buy a condo” crosses everyones mind, especially those who live in urban areas. A condominium is a building or complex of buildings containing a number of individually owned unit homes. Just like owning home, when you buy a condo you own it outright. But there are a few things that all interested condo buyers should understand before they decide to buy.

Understand the Home Owners Association (HOA) Rules
When you buy a condo, you’re also buying into the association’s rules. This includes monthly ownership fees, operating budget, liens and personalities that are included within your potential condo. Before escrow is closed you should receive documentation of all the HOA rules. If you want to hang things outside your home, plant a tree, park your RV at your home, you’d better check with the HOA first.

Condominium Fees
Condo’s have monthly fees that are charged to each resident and cover an array of expenses. These expenses can include painting the exterior, landscaping, insurance, upkeep, maintenance, garages and other things. Knowing what your HOA has saved in the reserve is important so you know they actually have saved for these types of expenses and also understanding if there are any special projects slated for the next few years.

Reserve Fund and HOA Budget
Speaking of reserve fund, this is a very important item to be aware of if you are planning on buying a condo. The reserve fund is used for general maintenance and special assessment projects. If the reserve fund is low, this could lead to an increase in your HOA monthly fees to build the fund up. You also want to understand how the HOA is used and you can better understand that by reviewing the budget. These items should be included in the documents your realtor provides you when you are in contract.

Condominium Management
If the condominium you are interested is managed by a particular company, ask for the name and check its reputation. Two great ways to look into a management company is through the BBB (Better Business Bureau) or even a simple Yelp search.

Owner Occupancy
Understanding the ratio of tenants to renters is actually an important aspect when buying a condo. Some loans have minimum owner occupancy rates that a condo must meet to qualify for Fannie Mae, Freddie Mac, FHA and VA loans.

Knowing Your Neighbors
The best way to meet the neighbors is to attend a HOA board meeting. Most of the time, if there are complicated neighbors they surface at these meetings. You can also get a better understanding of the current owners viewpoints and personal feelings on living at the condominium.

Insurance
It is common that liability and hazard insurance are covered by the HOA and if it is not then it is up to the owner to cover these.  You will be responsible for the “Walls In Coverage” also known as a Renter’s Policy cover the interior of the condo.

Condominiums can be great purchases, especially in urban areas where walk scores are high and they have well ran HOA’s. Many times sellers will not release the HOA documents until a buyer is in contract. Do not allow this to turn you away from making an offer. Once you are in contract you are allocated time to review the HOA documents once they are provided to you so that you can make sure they fit with the lifestyle you are looking to create.

Kathleen Beck – Mortgage Lender
2716 Broadway
Sacramento, CA 95818
916-722-0395
#Mortgage #MortgageLoanProcess #Buying #HomeBuyer #Refinance #ConventionalLoan #FHALoan #VALoan #JumboLoan #PreQualifications #PreApproval #Borrower #HomeOwnership #Sacramento #BayArea #HomeFinancing #TrustedLender #Condo #Condominium
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Understanding the Mortgage Loan Process

 

By: Kathleen Beck – Mortgage Lender
West Coast Mortgage Group
NMLS #243181  |  BRE #01058848

There are four important steps in buying or refinancing a home. Before you get started it is important to organize your documents from the “Needs List” (see prior blog for complete “Needs List”) to ensure your loan or refinance is processed in a timely manner without unanticipated hurdles.

In order to simplify the loan process I have summarized the timeline into four simple steps to better understand the process.

  1. Needs List and Pre-Qualification:
  • Your mortgage professional receives your loan application and documents needed to verify your application (see blog on “Mortgage Needs List”) from you.
  • Buyer: Your mortgage professional will process your application and issue you a Pre-Approval letter for you and your realtor to use to verify your loan pre-approval for the offers you present to the seller. You can now view homes, make offers and enter into contract with a seller.
  • Refinance: Your mortgage professional should process your application and issue you a Pre-Approval letter based on your qualifications and interest rates currently available.

2. Offer Time:

  • You made an offer, it was accepted and you are in contract!
  • You will receive a Loan Disclosures within 5 days of receiving your complete purchase contract.
  • Your appraisal will be ordered and scheduled with your realtor.
  • Additional documents may be required at this time to further prepare your file for underwriting of your loan.

3. Underwriting (UW):

  • Your loan package is submitted to underwriting for approval.
  • The underwriter will send out a Conditional Loan Approval.
  • You will work together with your mortgage professional to complete your “Prior To Doc Conditions” from underwriting so your file is cleared to close.

4. Closing:

  • Your “Prior-To Doc Conditions” are completed and signed off by the underwriter.
  • Once underwriting has signed off you receive a clear to close (CTC).
  • Your “Closing Disclosure” (CD) is issued.
  • You acknowledge your “CD” and your 3-day waiting period begins before you can sign your final loan documents.
  • 48 to 72 Hours after you sign the final loan documents, the title company will receive funds from your mortgage lender and records your Deed of Trust (special circumstances apply with holidays and weekends).

The entire loan and refinance process takes approximately 30-45 days and mortgage loan officers work to make this as simple and stress-free as possible for borrowers. If you have questions about the loan process or are interested in learning more about refinancing your home direct message me and lets get you moving towards your home ownership goals.

#Mortgage #MortgageLoanProcess #Buying #HomeBuyer #Refinance #NeedsList #ConventionalLoan #FHALoan #VALoan #JumboLoan #PreQualifications #PreApproval #OfferTime #Underwriting #Closing #Borrower #HomeOwnership #Sacramento #BayArea #HomeFinancing

 

 

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Colder Months Equal Better Home Prices for Buyers

As the temperature drops and we all brace for the winter, there are major advantages to finding the home of your dreams during the cold season.

During the warmer seasons there tends to be an increase in inventory on the market but with that increase comes a hefty increase in price and contract competition. More buyers are looking and when it comes time to put an offer in, chances are you are not the only buyer interested.

Research has found that by home hunting during the colder months, buyers are more likely to find that prices have dropped and competition has also lowered.

  • Sale prices decrease in the autumn months
  • In the 50 metro areas, home sale prices dropped 2.96% on average (that’s a drop of $8,300 on the median home)
  • Home sale prices are usually lowest in winter

When discussing winter buyers, Jonathan Smoke, Chief Economist of Realtor.com outlined “You have 50%-60% more inventory relative to the number of buyers, so there’s basically more options per buyer, and that translates into less competition.”

We found that NerdWallet backed up Smoke’s statements with data on how home prices usually bottom out in the winter months, providing an opportunity to save money.

The main advantages of less competition translates into lower home prices allowing buyers the opportunity for a lower down payment. During traditional market peak months, there tends to be more inventory on the market but with that inventory, buyers pay a higher premium.

We find that buying a home really depends on when you as a buyer are comfortable and prepared and that time is different for every buyer. When the numbers are crunched, winter statistically is the best opportunity for buyers as competition tends to fall away.

The best thing for all interested in purchasing a home is to connect with an experienced Loan Officer and discuss the home buying process. Every buyer has different needs and sitting down and discussing your home buying goals are is the best first step.

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