Well it's clear FHA is broke... and if you want a new FHA loan it will cost a little more. And that's OK, FHA still offers some of the most leverage and is the most credit and high debt to income ratio forgiving set of guidelines out there. If your loan request is over 80% don't go straight to FHA check out MI rates at 90-97% LTV and you many be surprised. Here is the link to the FHA mortgagee letter.
http://portal.hud.gov/hudportal/documents/huddoc?id=13-04ml.pdf
Friday, February 1, 2013
Tuesday, January 29, 2013
Small Business Financing - Buy Your Building
Many small businesses continue to lease their buildings out of fear of the uncertainly. However there are several tax advantages to owning your building and financing has never been easier.
SBA Real Estate loans can offer as much as 90% LTV on the purchase of owner-user buildings. In fact you only need to occupy part of the building.
In many cases it is cheaper to own versus lease even on a monthly basis in addition to the tax advantages.
So if you are planning on buying your building or buying a moving your business to a new building check out www.michaelfoote.com for your SBA needs.
You can also use SBA loans to finance your operations with a refinance. If you don't ask, we can't help. Give me a call today.
SBA Real Estate loans can offer as much as 90% LTV on the purchase of owner-user buildings. In fact you only need to occupy part of the building.
In many cases it is cheaper to own versus lease even on a monthly basis in addition to the tax advantages.
So if you are planning on buying your building or buying a moving your business to a new building check out www.michaelfoote.com for your SBA needs.
You can also use SBA loans to finance your operations with a refinance. If you don't ask, we can't help. Give me a call today.
Rate Pop-Up
Rates have changed recently, but before you freak out, let's look at a basic example.
Two weeks ago I was offering 3.375@ No points for your basic bare bones 30 year refinance. Today, I am offering 3.375% @ 1.5% points. The reality is both of those refinances rates and fee combos are great historically speaking. But if you are a serial refinancer, who always pays no points and no fees, you may want to do you final refinance and pay some fees.
If you refinance with points and fees the recapture period gets longer. That period is the amount of time in payments it takes you to realize those fees in the form of a payment reduction. But if you aren't planning on refinancing this debt again, paying some fees to get the lowest rate out there may make sense. For more information contact me through my website at www.michaelfoote.com .
Two weeks ago I was offering 3.375@ No points for your basic bare bones 30 year refinance. Today, I am offering 3.375% @ 1.5% points. The reality is both of those refinances rates and fee combos are great historically speaking. But if you are a serial refinancer, who always pays no points and no fees, you may want to do you final refinance and pay some fees.
If you refinance with points and fees the recapture period gets longer. That period is the amount of time in payments it takes you to realize those fees in the form of a payment reduction. But if you aren't planning on refinancing this debt again, paying some fees to get the lowest rate out there may make sense. For more information contact me through my website at www.michaelfoote.com .
Thursday, January 24, 2013
Mortgage Rate Update for 2013
Today was a perfect example of the overall economic recovery impacting mortgage rates. The jobs report plus the stock market has been on fire with the S&P over 1500 today. And what does that do to rates? Here was the commentary from my office this A.M.
"Mortgage Bonds opened higher this morning but
quickly reversed lower after Americans seeking jobless benefits fell to their
lowest levels in five years.
The Dow and S&P 500 continue to move to multi-year highs causing investor dollars to shift from the Bond markets and into more riskier assets.
A locking bias is recommended in the short-term, which is days to two weeks, but in the longer term floating is prudent.
The Dow and S&P 500 continue to move to multi-year highs causing investor dollars to shift from the Bond markets and into more riskier assets.
A locking bias is recommended in the short-term, which is days to two weeks, but in the longer term floating is prudent.
As always keep a close eye on the market for any changes.
MBS
-22bps (Mortgage Back Securities Worse by)
Friday, January 18, 2013
Finally a change I can believe in.
Finally!!!
"The Conference of State Bank Supervisors (CSBS) announced that a new National SAFE MLO Test with a uniform state component will be available on April 1, 2013. With the implementation of this new test, 24 state agencies will no longer require a second, state-specific test component to be taken by mortgage loan originators (MLOs) seeking licensure with their state agency. With the implementation of the new National SAFE MLO Test with a uniform state component, 20 state agencies - DE, GA, ID, IN, IA, KY, MD, MA, MI, NH, NC, ND, PA, SD, TX, UT, VA, WA, and WI - will no longer require a state-specific test component as of April 1, 2013. Additionally, four state agencies - Alaska, Kansas, Nebraska, and Vermont - will remove their requirement for a state-specific component on July 1, 2013. Remaining state agencies will continue to require state-specific test components, though additional states are eventually expected to adopt the new National SAFE MLO Test with a uniform state component. The Secure and Fair Enforcement for Mortgage Licensing Act of 2008 (SAFE Act) requires MLOs to pass the SAFE MLO test before they can be licensed with a state agency through NMLS. The test was comprised of two parts: a national component and a state component. In addition to passing the national component, MLOs seeking to hold licenses in multiple states were required to pass the state component for each state in which they wish to do business. Under the new National SAFE MLO Test with a uniform state component, a license applicant who passes the test will not need to take any additional state-specific tests to hold a license with 24 state agencies."
"The Conference of State Bank Supervisors (CSBS) announced that a new National SAFE MLO Test with a uniform state component will be available on April 1, 2013. With the implementation of this new test, 24 state agencies will no longer require a second, state-specific test component to be taken by mortgage loan originators (MLOs) seeking licensure with their state agency. With the implementation of the new National SAFE MLO Test with a uniform state component, 20 state agencies - DE, GA, ID, IN, IA, KY, MD, MA, MI, NH, NC, ND, PA, SD, TX, UT, VA, WA, and WI - will no longer require a state-specific test component as of April 1, 2013. Additionally, four state agencies - Alaska, Kansas, Nebraska, and Vermont - will remove their requirement for a state-specific component on July 1, 2013. Remaining state agencies will continue to require state-specific test components, though additional states are eventually expected to adopt the new National SAFE MLO Test with a uniform state component. The Secure and Fair Enforcement for Mortgage Licensing Act of 2008 (SAFE Act) requires MLOs to pass the SAFE MLO test before they can be licensed with a state agency through NMLS. The test was comprised of two parts: a national component and a state component. In addition to passing the national component, MLOs seeking to hold licenses in multiple states were required to pass the state component for each state in which they wish to do business. Under the new National SAFE MLO Test with a uniform state component, a license applicant who passes the test will not need to take any additional state-specific tests to hold a license with 24 state agencies."
Thursday, January 17, 2013
I can close loans in 3 days...???
Even if we could, and we can't, should be so focused on closing quick. Sure it makes sense for the mortgage company the quicker the close, the cheaper the cost in funding in theory. For purchase loans, there are always a targeted close date and in those cases borrowers and mortgage companies need to act quickly to provide a timely closing for all parties.
But for a refinance, the push to close is usually from the Loan Officer and his company.
But why rush? You certainly need to be prompt but sometimes delaying a closing a few weeks could be VERY beneficial in obtaining a lower rate. Typically, rates go up and down in a range during any given short time frame of a few weeks. The trick to getting the best possible rates and costs is being patient and working with you loan officer to target and be ready to take advantage of small improvement of rates. So 30 days sound great, but is you could save hundreds more by waiting a few weeks, isn't that better?
But for a refinance, the push to close is usually from the Loan Officer and his company.
But why rush? You certainly need to be prompt but sometimes delaying a closing a few weeks could be VERY beneficial in obtaining a lower rate. Typically, rates go up and down in a range during any given short time frame of a few weeks. The trick to getting the best possible rates and costs is being patient and working with you loan officer to target and be ready to take advantage of small improvement of rates. So 30 days sound great, but is you could save hundreds more by waiting a few weeks, isn't that better?
Wednesday, January 9, 2013
Adjustable Rates? When to get Fixed?
Here is the all time 10 Yr Chart. I show you this for one reason. Please look at the BIG hump in the middle and the humps to the right and left of the chart. OK. Pretty clear, rates can go up and down. You can also see they can go up several points per year in some cases. Now no one has a crystal ball, but when you factor in the facts (get it)... that we are in the indisputable all time low for mortgage rates over the past 50 years and we've seemingly bottomed in Real Estate in most metro markets...The question remains at what point do rates rise? Warren Buffet will tell you no one can predict a bottom of anything. But IF you are staying in your home, or don't plan on selling a property for an extended period of time, refinancing short term or adjustable rate mortgage debt to fixed debt takes the insecurity and unpredictability of rising rates out of the equation. Any the economy improves, corporate earnings continue to rise, unemployment drops, and the government slowly lowers its mortgage purchases, I'm betting we get a big rise in rates, and if you haven't purchase or refinanced by then, you will see your your borrowing costs and benefits go down markedly.
2013 Mortgage Thoughts
So as we all are back at "it" after the holidays now, I thought it an appropriate time to take a look at the mortgage market for 2013. Or at least how it see the year.
As the year wound down last month. It appeared the 2013 year would be a banner year for originations with government programs and ultra low rates spurring more home sales and continued refinancing activity. And I think that is still holding true with an additional few items that could tweak the outlook.
Most notabley, the Fed recently released commentary that some of the governors would like to see fed mortgage purchase volume slow down in the middle to year-end 2013. The 10 yr promptly shot up and mortgage rates spiked. However the move was muted due to the mortgage market absorbing some of the increased pricing by lowering margins. What this does tell us is that rates can move fast and as the government exits, the private party will need to become more involved.
The real issue is that if the private market has to return to the mortgage securities market, they will need higher yields undoutedly, and some clarity with mortgage rules and regulations. All of which seem to be very fluid issues with no clear resolution. The government still participates in 93-97% of residential mortgage originations. So it is clear if they exit, who will pick up the slack, or does mortgage volume plument, driving up costs and rates dramtically. It sounds dire but please take it from a seasoned veteran, rates can very easily rise to several points in a year.
My motto today, is a bird in the hand. If you got em' lock em'. Which means of course, if you can see benefit from refinancing do it now, before its too late. No one can time a bottom.
If you see value in purchasing a new home, or an investment home. Do it. Rates and programs are very aggressive, and you may never see rates this low again.
As the year wound down last month. It appeared the 2013 year would be a banner year for originations with government programs and ultra low rates spurring more home sales and continued refinancing activity. And I think that is still holding true with an additional few items that could tweak the outlook.
Most notabley, the Fed recently released commentary that some of the governors would like to see fed mortgage purchase volume slow down in the middle to year-end 2013. The 10 yr promptly shot up and mortgage rates spiked. However the move was muted due to the mortgage market absorbing some of the increased pricing by lowering margins. What this does tell us is that rates can move fast and as the government exits, the private party will need to become more involved.
The real issue is that if the private market has to return to the mortgage securities market, they will need higher yields undoutedly, and some clarity with mortgage rules and regulations. All of which seem to be very fluid issues with no clear resolution. The government still participates in 93-97% of residential mortgage originations. So it is clear if they exit, who will pick up the slack, or does mortgage volume plument, driving up costs and rates dramtically. It sounds dire but please take it from a seasoned veteran, rates can very easily rise to several points in a year.
My motto today, is a bird in the hand. If you got em' lock em'. Which means of course, if you can see benefit from refinancing do it now, before its too late. No one can time a bottom.
If you see value in purchasing a new home, or an investment home. Do it. Rates and programs are very aggressive, and you may never see rates this low again.
Thursday, December 20, 2012
New Underwater Mortgage Program HARP 3?
From Rob Chrisman's blog today....
"Not enough can be said about the importance of silence!" But there is no silence on rumors that the Treasury Department might try to push through a new initiative, referred to as the "Market Rate Modification Program," which will allow underwater borrowers with non-agency mortgages to refinance to today's low interest rates. That's right, anyone with an Alt-A, subprime, option ARM, jumbo, etc., should pay attention. As one lender wrote to me, "Katy bar the door!" This group has definitely been left out of all the fun, although the Treasury Department, and plenty of major servicers, has determined that borrowers with current LTV's north of 125% who have such loans are more likely to default, despite being current on payments. It is believed that what will be suggested is if a borrower is one of those "Significantly Underwater Borrowers" that is current on mortgage payments, they'll need to do is provide a hardship affidavit with the loan application which is meant to prove a "reasonably foreseeable default" under mortgage securitization rules. And this would supposedly satisfy investors who might otherwise prefer their higher original yield. Each month during the five years after the modification took place, the Treasury would pay loan servicers the difference in interest between the borrower's old rate and new. After the five years are up, the Treasury would stop compensating servicers, regardless of whether said loans were above water or not, and the borrower's interest rate would remain at the lower rate.
"Not enough can be said about the importance of silence!" But there is no silence on rumors that the Treasury Department might try to push through a new initiative, referred to as the "Market Rate Modification Program," which will allow underwater borrowers with non-agency mortgages to refinance to today's low interest rates. That's right, anyone with an Alt-A, subprime, option ARM, jumbo, etc., should pay attention. As one lender wrote to me, "Katy bar the door!" This group has definitely been left out of all the fun, although the Treasury Department, and plenty of major servicers, has determined that borrowers with current LTV's north of 125% who have such loans are more likely to default, despite being current on payments. It is believed that what will be suggested is if a borrower is one of those "Significantly Underwater Borrowers" that is current on mortgage payments, they'll need to do is provide a hardship affidavit with the loan application which is meant to prove a "reasonably foreseeable default" under mortgage securitization rules. And this would supposedly satisfy investors who might otherwise prefer their higher original yield. Each month during the five years after the modification took place, the Treasury would pay loan servicers the difference in interest between the borrower's old rate and new. After the five years are up, the Treasury would stop compensating servicers, regardless of whether said loans were above water or not, and the borrower's interest rate would remain at the lower rate.
Thursday, November 29, 2012
Posting live rates...
I think I'm tired of seeing low rate ads that never quote real scenarios. These are not automated junk, but real deals that I am quoting on a daily basis. I finally got tired of see Fixed Rate on TV @ 2.5% not telling you it's a 10 year fixed rate and the payment is based on $75000 loan amount. That's great for the one borrower is Fresno. But in California we need to see examples of real loan amounts and now you can see that at www.michaelfoote.com
Tuesday, November 27, 2012
Today's Rate Update
Mortgage
Bonds are trading slightly higher today ahead of some big supply set to hit
this week from the Treasury Department in the form of T Note offerings.
In
economic data, Durable orders were unchanged in October, while the case Shiller
Home Price 20-city index rose to its 6th straight monthly gain.
In
addition, Lender Processing Services reported that home prices rose in
September from the prior month and are higher from a year ago while Consumer
Confidence jumped to its best level in more than four years.
A
Floating recommendation continues for it is tough to see home loan rates move
significantly higher from current levels.
The
Federal Reserve continues to keep home loan rates near record lows in an effort
to shore up the housing market and that should continue well into 2013 or until
such time that the sector can stand on its own two feet.
MBS
16bps
Tuesday, November 20, 2012
Thanksgiving.
There are many things to be thankful for from the air we breath to the dirt we walk on and everything in between.
So please take time this week to be thankful for all the wonderful and glorious things we get to see and experience in our lives.
Happy Thanksgiving.
So please take time this week to be thankful for all the wonderful and glorious things we get to see and experience in our lives.
Happy Thanksgiving.
Monday, November 19, 2012
Purchase Sale and the mortgage process
OK you want to buy a house, now what? Buying a home is great and there are plenty of articles on the benefits etc. But let;s talk about just buying a home. More specifically, the financials associated with buying a home.
Can you afford it? The most basic qualifications allow you to finance and purchase a home with ratios as high as 45-50% of your gross income. Though most agree a number in the 33-38% range would be more preferred. So even today, we as lenders are able to offer a homebuyer good financing and allow for a reasonable amount of debt to income levels.
How much money do I need to bring in to close? Just because you are putting down 10% doesn't mean you won't bring in a amount at 10-15% of the sales price. In addition to the down payment most buyers will need to bring in interest and taxes for a prorated amount of time, you also may need to bring in closing costs for escrow, title, recording, notary, transfer tax, hoa fees, appraisal, tax service, etc etc. Many of these fees can be credited by the lender for an increased interest rate, or by way of seller or broker credits. These amounts and percentages may be capped on some mortgage programs.
How much documentation does it take. Pretty much everything over the last 90 days from bank statements to paycheck stubs, Your gonna need a ton of information, But if you are organized and retain your records as recommended you should be fine.
Get your trusted mortgage advisor involved before you start shopping. Get Pre-Approved by a lender like me to know EXACTLY what you are getting into.
Can you afford it? The most basic qualifications allow you to finance and purchase a home with ratios as high as 45-50% of your gross income. Though most agree a number in the 33-38% range would be more preferred. So even today, we as lenders are able to offer a homebuyer good financing and allow for a reasonable amount of debt to income levels.
How much money do I need to bring in to close? Just because you are putting down 10% doesn't mean you won't bring in a amount at 10-15% of the sales price. In addition to the down payment most buyers will need to bring in interest and taxes for a prorated amount of time, you also may need to bring in closing costs for escrow, title, recording, notary, transfer tax, hoa fees, appraisal, tax service, etc etc. Many of these fees can be credited by the lender for an increased interest rate, or by way of seller or broker credits. These amounts and percentages may be capped on some mortgage programs.
How much documentation does it take. Pretty much everything over the last 90 days from bank statements to paycheck stubs, Your gonna need a ton of information, But if you are organized and retain your records as recommended you should be fine.
Get your trusted mortgage advisor involved before you start shopping. Get Pre-Approved by a lender like me to know EXACTLY what you are getting into.
Friday, November 9, 2012
180 days down just over 12 months ago...Approved
This business never ceases to amaze me. Today, I was able to get an approval for a client who was OVER 180 DAYS DOWN on their mortgage just last year. Their credit scores were over 700 already and they even had a few small paid collection accounts.
The moral of this post is; don't assume you are declined or can't get an approval until you have researched all the possibilities with a qualified licensed mortgage originator. You may be surprised by what you find out.
The moral of this post is; don't assume you are declined or can't get an approval until you have researched all the possibilities with a qualified licensed mortgage originator. You may be surprised by what you find out.
Wednesday, November 7, 2012
Post Election and Obama Mortgage Market Predictions
Ok.. finally it's over. All the ads, misrepresentations and taking everything out of context is over for a while - maybe.
Now we have to look at our businesses and determine where we think we are headed with current administration. This morning the market adjusted a fair amount and to the down side, with Treasury's rallying - resulting fantastic mortgage rates. It's a good day to lock, but where are we headed?
In my opinion, the Obama administration means we will see a longer period of low mortgage rates than we would have had with Romney. You will also see government maintain a greater share of mortgage lending backing. With recent announcements from Freddie Mac on earnings, its clear the government and the GSE's are enjoying making money again.
I think with the Obama admin you will also see a consistent barrage of new government intervention, compliance, audits, rules and regulations being continually beat with. Best case is we will continue to see consolidation in our industry as the purchase market continues its uptick and refinances continue to moderate after big rate drops.
The continued government involved will continue to limit private party money from entering the ring.
This will limit the pace of new mortgage products. Although a few may be able to navigate the government waters for reassurance that dipping their toes into the water won't get them bit off.
Now we have to look at our businesses and determine where we think we are headed with current administration. This morning the market adjusted a fair amount and to the down side, with Treasury's rallying - resulting fantastic mortgage rates. It's a good day to lock, but where are we headed?
In my opinion, the Obama administration means we will see a longer period of low mortgage rates than we would have had with Romney. You will also see government maintain a greater share of mortgage lending backing. With recent announcements from Freddie Mac on earnings, its clear the government and the GSE's are enjoying making money again.
I think with the Obama admin you will also see a consistent barrage of new government intervention, compliance, audits, rules and regulations being continually beat with. Best case is we will continue to see consolidation in our industry as the purchase market continues its uptick and refinances continue to moderate after big rate drops.
The continued government involved will continue to limit private party money from entering the ring.
This will limit the pace of new mortgage products. Although a few may be able to navigate the government waters for reassurance that dipping their toes into the water won't get them bit off.
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