Your Credit History

As part of the loan application process, virtually all lenders will want to see a copy of your credit report. The report will list all your long-term debts (credit cards, mortgage payments, automobile and student loans, etc), as well as your payment history. If you don't have a copy of your credit report, most lenders will generally require you to pay for a copy when they process your loan application.

However, most real estate experts agree that it is a good idea to obtain a copy of your credit report several months before you apply for a loan. This is so you have a chance to resolve any problems with your credit before your bank sees it. U.S. Federal law ensures that you have access to your credit report, which may be obtained from your local credit bureau or any of several national firms that specialize in credit reports.

Late payments

For most people, problems with their credit report are likely related to late payments on a debt. If you were late one month in paying off your credit card, but otherwise have a good payment history, chances are most lenders won't be too concerned. But if you have a history of late payments you'll need to document the reasons why. A slow payment history won't necessarily get you turned down for a loan, but you may have to pay a higher rate of interest or otherwise prove to the lender that you can repay your loan in a timely fashion.

Errors on your credit report

Many people are surprised to learn that credit reports can often contains errors or inaccurate information. If this is the case with your credit report, you'll need to contact the reporting agency or creditor to have the problem resolved. This can sometimes be a slow process, so make sure to give yourself time to clear up the mistake.

Bankruptcies and foreclosures

There's no getting around it, a bankruptcy on your credit report is not a good thing. But that doesn't mean you still can't obtain a loan. Even though a bankruptcy may stay on your credit report for seven to ten years, lenders will often consider the circumstances surrounding a bankruptcy (family illness, injury, etc.). Moreover, if you have reestablished good credit since the bankruptcy, a lender will be more inclined to approve your application.

If you have questions, please don't hesitate to contact us! We'll do our best to make sure that your questions are answered in a timely fashion.

Today's Rates

It is important to know your FICO Score.  If you don't know it, you can Estimate your FICO Score for FREEl This is a helpful tool in determining your credit score.  Most rates estimated are based on or above a 680 FICO score.  

What is a mortgage?
By Bankrate.com

A mortgage is a long-term loan that a borrower obtains from a bank, thrift, independent mortgage broker, online lender or even the property seller. The house and the land it sits on serve as collateral for the loan. The borrower signs documents at closing time giving the lender a lien against the property. If that borrower doesn't make payments as agreed, the lender can take the home through foreclosure.

Pay out over time
Because mortgages are such large loans, consumers pay them off over long periods -- usually 15 to 30 years. Their monthly payments gradually whittle away the principal balance.  A monthly mortgage payment is sometimes called a PITI payment. That's because each one covers a portion of the following four costs:

Principal -- the loan balance
Interest -- interest owed on that balance
Real estate taxes -- taxes assessed by different government agencies to pay for school construction, fire department service, etc.
Property insurance -- insurance coverage against theft, fire, hurricanes and other disasters

Borrowers can choose to pay their real estate taxes and insurance in lump sums when they come due, rather than in monthly installments to their escrow accounts. Depending on the kind of mortgage a borrower has, the monthly payment may also include a separate levy for private mortgage insurance (PMI) or government-backed mortgage insurance premiums.

The breakdown of each payment (the amount that goes toward principal, interest, etc.) changes over time because mortgages are based on a repayment formula called amortization. That's a fancy term meaning the lender spreads the interest you owe on the mortgage over hundreds of payments so that the overall loan is as affordable as possible.

How does amortization work? Here's how the principal and interest change over the life of a loan:

On a 30-year, $150,000 mortgage with a fixed interest rate of 7.5 percent, a homeowner who keeps the loan for the full term will pay $227,575.83 in interest. The lender can't possibly expect that person to pay all that interest in just a couple of years, so the interest is spread over the full 30-year term. That keeps the monthly payment at $1,048.82.

But the only way to keep the payments stable is to have the majority of each month's payment go toward interest during the early years of the loan. Of the first month's payment, for instance, only $111.32 goes toward principal. The other $937.50 goes toward interest. That ratio gradually improves over time, and by the second-to-last payment, when we're all driving hovercars and have colonized the moon, $1,035.83 of the borrower's payment will apply to principal while just $12.99 will go toward interest

What in the world is a FICO score?
By Amy Debra Feldman ' Bankrate.com

Your FICO score is the dominant method lenders use to assess how deserving you are of their credit. Whether you're looking to get a mortgage, car loan or home-equity loan, you're going to get scored.

Named after Fair Isaac Corp., the firm that developed the scoring model used by the three major credit bureaus -- Equifax, Experian and Trans Union -- your FICO score is calculated using a computer model that compares the information in your credit report to what's on the credit reports of thousands of other customers.

FICO scores range from about 300 to 900. Generally, the higher the score, the lower the credit risk. It's very difficult to say what's a "good" or "bad" score, though, since lenders have different standards for how much risk they will accept. "A credit score that one lender considers satisfactory may be regarded as unsatisfactory by other lenders for comparable credit instruments," says Fair, Isaac Senior VP Cheryl St. John.

Scores also fluctuate depending on credit activity. Since credit bureaus only calculate your score at the lender's request, it will be based on the information in your file at that particular credit bureau, at that particular time only.

The Fair, Isaac model takes into account five factors when evaluating your credit worthiness (You can estimate your FICO score using the free FICO Score Estimator):

Past payment history
About 35 percent of your FICO score is based on this, which includes late payments, delinquencies and bankruptcies. The fewer the late payments, the better your score -- though a recent late payment hurts your score more than one from five years ago.

Outstanding debt
About 30 percent of your FICO score, this includes what you owe on your credit cards and how much you owe on installment loans, compared with the original amounts of the loans. Someone who uses a high amount of available credit (say 75 percent) is a greater risk than someone who uses only 25 percent according to Fair, Isaac.

How long you've had credit
How long you've had accounts and how often you use them, this accounts for about 15 percent of your FICO score.

New applications for credit
According to Fair, Isaac, "research shows that opening several credit accounts in a short period does represent greater risk, especially for people who do not have long-established credit history." This makes up about 10 percent of your FICO score.

Types of credit
Making up about another 10 percent of your FICO score, this includes credit cards and loans, including installment and mortgage loans.

Bear in mind, however, that U.S. law forbids personal information such as ethnicity, religion, sex or marital status from being reflected in your FICO score.

The main benefit of credit scoring, lenders argue, is that an automated system allows for faster decisions. Keep in mind, too, that a credit bureau score isn't the only factor lenders take into account when considering your loan application. "A consumer can have a very good credit score and still not be approved for a loan due to other reasons, such as insufficient income or down payment," Fair, Isaac's St. John says. Other factors, such as length of time at your current employer and the value of other collateral can also influence a lender's decision.

When to Pay Points

When it comes to comparing interest rates for a mortgage loan, homebuyers often have the option of choosing a loan with a lower interest rate by paying points. Simply put, a point is equal to 1 percent of the loan amount. For example, with a $100,000 loan, one point equals $1,000. Points are usually paid out-of-pocket by the buyer at closing.

Paying points may seem attractive, because a lower interest rate means smaller monthly payments. But is paying points always a good idea? The answer generally depends on how long you plan to stay in the house. Let's look at an example:

Bob and Betty Smith are shopping for loan rates on a $150,000 home. Their bank has offered them a 30 year loan at 7.5 percent with no points. This works out to a monthly payment of $1,049.

However, their bank has also offered them a loan at 7 percent if they agree to pay 2 points (or $3,000). At this lower rate, their monthly payment drops to $998, or a savings of $51 per month.

By dividing the amount they paid for the points ($3,000) by the monthly savings ($51), we see that they will have to own the house for 59 months (or just under 5 years) before they will start to see savings as a result of paying points. If Bob and Betty plan to stay in the house for many years, then paying points could make good sense. But if they see themselves moving to another house in the near future, they'd be better off paying the higher interest and no points. (Note: for simplicity, the above example does not take into account the time value of money, which would slightly lengthen the break-even time.)

Can you deduct points on your income taxes?
In the United States, one side benefit of paying points on a mortgage loan is that they are fully tax deductible for the same tax year as your closing. However, this does not apply to points paid for a refinance loan. For refinances, the IRS requires you to spread out the deduction over the life of the loan. For example, if you paid $5,000 in points for a 30-year refinance loan, you can only deduct 1/30 of the $5,000 each year for 30 years. If you pay off the loan early, though, you can deduct the remaining amount that tax year. As to this page and all pages regarding tax situations, please check with your tax professional.

Saving for the Down Payment

Saving funds for a down payment should be part of an overall program to get your finances in order prior to shopping for a home. This includes rounding up financial records, examining your spending habits, and setting a budget you can live with. Remember, too, that the down payment is not the only up-front expense. An allowance for closing costs should also be included in your savings budget.

How much is required?

The down payment is usually expressed as a percentage of the overall purchase price of the home, and varies depending on the lender, the type of financing and amount of money being lent. In the past, the typical down payment was 20%, but in recent years lenders have been willing to offer conventional financing with as little as 3% down. U.S. Government financing programs, such as those offered by the Dept. of Veterans Affairs (VA) or the Federal Housing Administration (FHA), also require minimal down payments.

Private mortgage insurance

Typically, if your down payment is less than 20% of the purchase price, lenders will require you to carry PMI, or private mortgage insurance. This insurance protects the lender in case of loan default, and usually involves an up-front payment at closing, as well as a monthly premium. However, once you have paid off 20% of the loan, you can request the policy be canceled. Some lenders cancel the premium automatically, while others require you to make a request in writing.

Gifts

If you are having trouble saving enough money, many lenders will allow you to use gift funds for the down payment--as well as for related closing costs. The gift may come from family, friends or other sources, but remember that lenders usually require a "gift letter" stating the gift doesn't have to be repaid. In addition, some lenders will also require you to pay at least a portion of the down payment with your own cash. Thus, if you plan to use gift money to purchase your house, ask your lender about their policies regarding gifts.

Earnest money

Buyers are usually required to deposit earnest money with the seller when they make an offer. If the offer is accepted, the earnest money is then credited towards the down payment. The amount varies widely depending on the seller and local custom, but be prepared from the outset to have funds earmarked for this purpose.

Don't forget closing costs

In addition to the down payment, you will also need to save for additional fees associated with the loan. Known as closing costs, these charges cover items such as title insurance, documentary stamps, loan origination fees, the survey, attorney's fees, etc. When you submit your loan application, lenders are required to supply you with a good faith estimate of your closing costs.

Some buyers are surprised by the amount of the closing costs, which can easily run into the thousands of dollars. Remember, though, that closing costs can be negotiated with the seller. For example, you may agree to pay the full asking price in exchange for the seller paying all the allowable closing costs.

If you have questions, please don't hesitate to contact us! We'll do our best to make sure that your questions are answered in a timely fashion.