My New Blog

By: Rosemary Rugnetta

HARP, also known as the Home Affordable Refinance Program, was expanded to assist underwater borrowers obtain a mortgage refinance at the current record low mortgage rates. The expanded program is now called HARP 2.0 and became officially available in mid March for existing conforming mortgages that were sold to Fannie Mae and Freddie Mac prior to June 1, 2009. Due to some confusion that has occurred involving this program, clarifying HARP 2.0 myths will help many borrowers who would like to refinance, but have been unable to do so.

Due to bank overlays to HARP 2.0, many borrowers have failed at receiving an approval for a refinance. Bank overlays are guidelines or stipulations that individual banks put on mortgages over and above what Fannie Mae and Freddie Mae already have in place. It is a myth that borrowers must use their existing bank or servicer in order to obtain a HARP mortgage. Since many borrowers have been turned down by their bank for one reason or another, this is a very important fact to know. There are many approved lenders for HARP which can be easily accessed through an online inquiry. By proceeding online, borrowers can be matched to the best lender for their individual situation. This is the reason why so many borrowers who apply for HARP online have been able to receive approvals even after being denied.

Fannie Mae and Freddie Mac guidelines state that there are no restrictions on the loan to value or how far underwater the borrower is at the time of application. Some banks have placed overlays that restrict the loan to value with a number of them at a maximum of 125%. These restrictions are making it very difficult for some extremely underwater borrowers to refinance using HARP. With an online inquiry, borrowers will find that there are indeed lenders who do not have restrictions on the loan to value when issuing HARP approvals. As long as the other guidelines set by the GSE’s are met, borrowers can often obtain an approval.

When the expanded HARP was introduced, many private mortgage insurance companies were not yet on board with the program. Many borrowers still believe that if they have PMI, they are not eligible for HARP. This is another myth that must be clarified right away. Most of the largest PMI companies are now participating and will transfer PMI policies under the HARP 2.0 program for underwater borrowers. There is a similar issue for those who have second mortgages or equity loans where a subordination is required. Most second mortgage lenders are now issuing subordinations when it comes to HARP mortgages.

In many circumstances, debt to income ratios are not a deciding factor when applying for HARP. While some lenders will have overlays for DTI, others are waiving any DTI standards as long as the automated underwriting system for Fannie Mae or Freddie Mac gives an approval. In fact, some lenders are depending completely on the AUS findings.

It is important for borrowers to have up to date and on time mortgage payments in order to be eligible for HARP 2.0 which is a guideline that is set by Fannie Mae and Freddie Mac. The GSE’s automated underwriting systems have these stipulations built in to them when deciding whether to approve or deny a mortgage. On the other hand, it may very well be a lender’s overlay that is preventing a borrower from obtaining the refinance. For this reason, clarifying these Harp 2.0 myths should help borrowers understand that the best options are available online where there are multiple lenders available to help. A borrower’s circumstances are looked at and can be set up with the appropriate and willing lender who is able to extend an approval.

 

Posted by DAVE LEONARD on May 18th, 2012 8:46 AMPost a Comment (0)

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May 17th, 2012 10:59 AM

I am getting more and more calls on "Interest" only loans that are already in place. People that have interest only loans currently want to refinance off them to conventional fixed amortized loans.

Good idea however, most if not ALL interest only loans, adjustable or fixed are usually "Portfolio" loans. A Portfolio loan is a loan that the original funding lender has retained the servicing. Portfolio Loans are special loan programs that were allotted a certain amount of dollars for said program. A Lender/Investor would allocate say $5,000,000 to an interest only 10 year fixed program. Every loan that was funded under the program is retained in the Lenders portfolio or servicing. Because it is a "Specially" loan that does not conform to Fannie Mae or Freddie Mac guidelines, the lender that originated the loan can not sell it to these pools (secondary markets) so, the Lender holds and collects the payments month to month.

If you want to refinance this type of loan you must go back to the servicer and ask. Depending upon their rules and programs you may or may not be able to refinance your mortgage.

If you look at your monthly statement usually in the upper right hand corner you should see "HAMP" Home Affordable Modification Program. This is the program the government has demanded that lenders use to give relieve to these types of loans. Now, you must complete a short form loan application that asked why you need relief, job loss, pay cut, or some other hardship that is causing slow or no payments. The Lender will evaluate your situation and then come back with a refinance offer.

They may lower a portion of your loan and set aside a portion. Say you have a $100,000 loan. After the Lenders underwriters look at your situation they determine to set aside $25,000 of the loan, this means for 5 years you have a loan based on $75,000, furthermore they set a new interest rate 3%, 2% or even 1% for the 5 year period. At that point you have a new monthly lower payment "RELIEF". After 5 years they re-underwrite and update loan. After you pay down or off the $75,000 they recast the $25,000 and you pay that portion off. Sounds simple but there are many many regulations and rules to comply with.

I've heard it can be done.

If you are in a bad or seemingly hopeless situation it is definitely worth a look.

DBL 

Posted by DAVE LEONARD on May 17th, 2012 10:59 AMPost a Comment (0)

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FHA Streamline Refinance is a good program however, there are requirements that must be met.

FHA Streamline Refinance is a special mortgage product, reserved for homeowners with existing FHA mortgages. FHA Streamline Refinances are the fastest, simplest way for FHA-insured homeowners to refinance their current FHA mortgages.

The FHA Streamline Refinance program does not require a home appraisal. Instead, the FHA will allow you to use your original purchase price as your home's current value.

The FHA allows for unlimited loan-to-value with its Streamline Refi program -- 

FHA Streamline : No Verification Of Income or Credit

FHA Streamline Refinance states :

  1. Employment verification is not required with an FHA Streamline Refinance
  2. Income verification is not required with an FHA Streamline Refinance
  3. Credit score verification is not required with an FHA Streamline Refinance

Are You FHA Streamline Refinance Eligible?

12-Month Payment History Is Required with "NO" late payments.

The FHA's main goal is to reduce its overall pool risk. Therefore, it's number one qualification standard is that homeowners using the Streamline Refinance program must have a perfect payment history extending back 12 months. NO late payments in late 12 months. FHA loan must be current at the time of closing.

210-Day "Waiting Period" Between Refinances

The FHA requires that borrowers make 6 mortgage payments on their current FHA-insured loan, and that 210 days pass from the most recent closing date, in order to be eligible for a Streamline Refinance.

Employment And Income Are Not Verified

The FHA does not require verification of a borrower's employment or annual income as part of the FHA Streamline process. There is no Verification of Employment, nor are there paystubs, W-2s or tax returns required for approval. You can be unemployed and get approved for a FHA Streamline Refinance so long as you still meet the other program requirements.

Credit Scores Not Verified

The FHA does not verify credit scores as part of the FHA Streamline Refinance program. Instead, it uses payment history as a gauge for future loan performance. This means that credit scores of below 620, below 580, and below 500 can be eligible for Streamline Refis.

Net Tagent........must benefit the FHA borrower.

Streamline Refinance applicants must demonstrate that there's a Net Tangible Benefit in the refinance; abeefit reason for refinancing. Must lower payment by 5% at least.  Refinancing from an ARM into a fixed rate loan is an automatic Net Tangible Benefit. NO "cash out" to pay bills is not an allowable Net Tangible Benefit.

Loan Balances May Not Increase To Cover Loan Costs

The FHA prohibits increasing a Streamline Refinance's loan balance to cover associated loan charges. The new loan balance is limited by the math formula of (Current Principal Balance + Upfront Mortgage Insurance Premium). All other costs -- origination charges, title charges, escrow population -- must be either (1) Paid by the borrower as cash at closing, or (2) Credited by the Lender in full. 

The FHA isn't concerned about home value -- it's insuring your loan regardless. Therefore, the FHA does not require appraisals for its Streamline Refinance program. Instead, it uses the original purchase price of your home, or the most recent appraised value, as its valuation point. Homes that are underwater are still FHA Streamline-eligible.

FHA Streamline Refinance Mortgage Insurance Requirements

The FHA Streamline Refinance is an FHA-insured mortgage, and FHA borrowers are required to make two types of mortgage insurance payments -- an upfront mortgage insurance payment paid at closing, plus an annual one paid in 12 installments along with your mortgage payment each month.

Beginning April 9, 2012, how much you'll pay in FHA mortgage insurance premiums as a streamline refi applicant depends on how long your current FHA-backed mortgage has been in place.

FHA Streamline Refinances are now split into two classes :

  1. Loans that replace FHA-backed mortgages endorsed before June 1, 2009
  2. Loans that replace FHA-backed mortgages endorsed on or after June 1, 2009.

Refinancing an "old" FHA mortgages entitles FHA homeowners to lower MIP. Refinancing a "new" one does not.

FHA Streamline Refinance MIP Rates (For Loans Endorsed Before June 1, 2009)

If your existing FHA mortgage was endorsed prior to June 1, 2009, your mortgage insurance premiums have been "grandfathered". You can refinance ia th FHA Streamline Refinance program and pay reduced rates for both for upfront MIP and annual mortgage insurance premiums.

Upfront MIP

Beginning for FHA Case Numbers assigned on or after June 11, 2012, and for loans endorsed prior to June 1, 2009, the new FHA upfront mortgage insurance is equal to 0.01 percent, or 1 basis point.

So, for example, if your FHA Streamline Refinance is for a new $100,000 mortgage, the FHA will assess a $1 upfront mortgage insurance premium (MIP) to be paid by you at closing. The FHA automatically rolls the $1 payment into your new loan balance.

This is a huge discount over the FHA's standard UFMIP payment of 1.75%.

Annual MIP

Meanwhile, for FHA Case Numbers assigned on or after June 11, 2012, and for loans endorsed prior to June 1, 2009, costs for the other type of FHA mortgage insurance -- annual MIP -- moves to a standard 55 basis points.

The new schedule, for loans with case numbers assigned on or after June 11, 2012 :

  • 15-year loan terms with loan-to-value over 90% : 0.55 percent annual MIP
  • 15-year loan terms with loan-t0-value under 90% : 0.55 percent annual MIP
  • 30-year loan terms with loan-to-value over 95% : 0.55 percent annual MIP
  • 30-year loan terms with loan-to-value under 95% : 0.55 percent annual MIP

15-year fixed rate mortgages with LTVs of 78% or less pay no annual MIP.

Case numbers assigned prior to June 11, 2012 will still use the current FHA mortgage insurance schedule :

  • 15-year loan terms with loan-to-value over 90% : 0.50 percent annual MIP
  • 15-year loan terms with loan-t0-value under 90% : 0.25 percent annual MIP
  • 30-year loan terms with loan-to-value over 95% : 1.15 percent annual MIP
  • 30-year loan terms with loan-to-value under 95% : 1.10 percent annual MIP

Note that there is no "jumbo FHA mortgage premium" for FHA mortgages that pre-date June 1, 2009. This is a feature for loans endorsed on or after June 1, 2009 only.

FHA Streamline MIP For Loans Endorsed On Or After June 1, 2009

If your existing FHA mortgage was endorsed on or after June 1, 2009, your new FHA mortgage insurance premiums will reflect the current MIP rates.

Upfront MIP

For FHA Case Numbers assigned on or after April 9, 2012, and for loans endorsed on or after June 1, 2009, the FHA's new upfront mortgage insurance will now equal to 1.75 percent of your loan size.

If your FHA Streamline Refinance is for a new $100,000 mortgage, in other words, beginning April 9, 2012, it will  require a $1,750 upfront mortgage insurance premium (MIP) to be paid at closing. Upfront MIP is not paid with cash, though. Rather, the FHA automatically rolls the payment into your new loan balance.

Not all FHA homeowners will pay this full amount, though. One great thing about the FHA Streamline Refinance program is that the FHA offers refund on previously-paid upfront MIP so long as you're still within the first 3 years of your mortgage.

FHA mortgages with assigned Case Numbers before April 9, 2012 require just a 1.000 percent upfront MIP premium.

Annual MIP

For FHA Case Numbers assigned on or after April 9, 2012, and for loans closed on or after June 1, 2009

The new schedule, for loans with case numbers assigned on or after April 9, 2012 :

  • 15-year loan terms with loan-to-value over 90% : 0.60 percent annual MIP
  • 15-year loan terms with loan-t0-value under 90% : 0.35 percent annual MIP
  • 30-year loan terms with loan-to-value over 95% : 1.25 percent annual MIP
  • 30-year loan terms with loan-to-value under 95% : 1.20 percent annual MIP

15-year fixed rate mortgages with LTVs of 78% or less pay no annual MIP.

Furthermore, beginning June 11, 2012, all FHA mortgages made for $625,500 or more will be subject to an additional 0.25 percent annual mortgage insurance fee.

A homeowner using the FHA's full $729,750 local loan limit for a low-downpayment, 30-year fixed rate mortgage will pay annual mortgage insurance premium of 1.50% to the FHA.

Loans made prior to April 9, 2012 will use the old FHA mortgage insurance schedule :

  • 15-year loan terms with loan-to-value over 90% : 0.50 percent annual MIP
  • 15-year loan terms with loan-t0-value under 90% : 0.25 percent annual MIP
  • 30-year loan terms with loan-to-value over 95% : 1.15 percent annual MIP
  • 30-year loan terms with loan-to-value under 95% : 1.10 percent annual MIP

There is no "jumbo FHA mortgage premium" for loans made prior to June 11, 2012.

Apply For Your FHA Streamline Refinance Here

The FHA Streamline Refinance is among the easiest and best-valued mortgage products available.

If you have an existing FHA mortgage call 612-749-4914

DBL Mortgage, LLC in Eagan Minnesota is your "local" mortgage leader, call today to save money on your FHA or any mortgage payments. We are here to help. No pressure, rates available on "Todays Rate" tab above. 

DBL

dblmortgage@comcast.net or 612-749-4914

Posted by DAVE LEONARD on May 1st, 2012 11:54 AMPost a Comment (0)

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April 23rd, 2012 5:13 PM

I hear it everyday, Rate does not matter, fee's do not matter. All home buyers want is a good deal. They want their loan to close on time with NO surprises. The part about close on time with no surprises is correct. If you apply and accept the terms of a Professional mortgage lender, shouldn't on time and no surprises be part of the deal? Lower rate and lower fees are just as important, aren't they!(?)

DBL Mortgage shops many lenders. I talk to Lenders everyday that tell me price doesn't matter. If DBL Mortgage can't sell their product (Loan program) on face value, then DBL Mortgage is not doing a good job. I remind them at DBL Mortgage we do not "SELL" mortgages, we discuss loan options and strategies for long term financial needs. After speaking with a client I may suggest 2 or maybe even 3 loan options. I may brush on several too compare but, usually there is one program that fits the needs of the client. Most are 30 year fixed rate with the lowest costs I can get them. 

Today's loan climate is cool even if interest rates are at ALL time lows. The interest only, hybrid ARM, or even the ARM loans are not utilized very often, if at all. Their higher risk to value makes them unpopular with the needs and long term goals of current home buyers. 30, 20, 15, 10 year fixed loans are the most popular. Jumbo fixed rates are very competitive at the present also.

It's not only a loan program that buyers or refi's should be concerned with, it's at what costs. The Mortgage companies that will not post their interest rates usually do not do so because they are higher rate/ fee combinations. They are so far out of the market, they dare not show you upfront what you will pay. Companies will hide fees by telling you they have a "No Costs" loan. The Mortgage company will pay for, appraisal, title, lender fees and on and on. When was the last time you paid nothing for a product. When was the last time you heard of a company giving away their service for "FREE". Right they love you so much, they just work for free! These companies sell you on the company,how wonderful the company is etc. Now, if you were buying the mortgage company you would want to hear about how they are the best, most often hit on the internet etc. You would also want to see the bottom line profit and loss. How much do they charge per loan? What are the closing costs? How much is the origination fee? (most say no origination but they quote a higher interest rate and get paid from that)

Sales people get you to trust them. Then once trusted, they push the higher fees at you with the promise they are better. If you do not shop around you will pay more for less and often times poorer quality. It's easy to shop. Just click the "Got a question" tab and ask. 

DBL

Posted by DAVE LEONARD on April 23rd, 2012 5:13 PMPost a Comment (0)

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Hi, I'm Dave Leonard, a mortgage broker in Eagan, MN. I’d like to talk with you about working together. I know you can’t refer my services exclusively, but we can definitely build a relationship that benefits both of us AND all of our clients.
Please check out my website www.dblmortgage.com
current interest rates are listed daily. Give me a call or send me an e-mail and let’s get together.

Respectfully,
DAVE LEONARD
dbl mortgage, LLC
(612) 749-4914

As an agent, you know all about dedication. You’re called to do the best thing for your clients — even if it’s not in your own best interest.

I understand dedication as well. And I want to assure you that when it comes to financing your buyers, I’m dedicated to doing the right thing. Whether it’s a 30 year fixed or one of our other programs, you and I will work together to find the right loan fit so we both have happy clients that will refer us again and again.



Posted by DAVE LEONARD on April 20th, 2012 1:17 PMPost a Comment (0)

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USDA home loans are NOT farm loans. The Federal government has developed a home loan program for low income families with limited resources (funds) to close on a home purchase. We may finance up to 102% LTV of the appraised value. Zero down, seller paid closing costs etc.

Now these loans have particular requirements specific to the property location,  area limits income limits, home construction and even based on the number of people living in the home. Even with ALL the requirements & regulations attached USDA loans are an affordable way for low income buyers to purchase a property in Minnesota. Have a licensed mortgage professional, DBL Mortgage, LLC discuss your loan options with you.

For more information on USDA loans or any loan program offered by DBL Mortgage, LLC please contact via email or call 612-749-4914

DBL

Posted by DAVE LEONARD on April 19th, 2012 11:36 AMPost a Comment (0)

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April 11th, 2012 12:14 PM

If you have great credit and as little as 3% down payment and have been told FHA financing is for you. You need to have a 2nd opinion! Look into a Conventional "No Mortgage Insurance" loan.  Another lender hasn't mention a NO MI loan...........That's because they do not offer them! For example

On a $200,000 loan you can save over $110.00 per month on the conventional no MI loan verses an FHA loan! That's $1,320.00 per year or $39,600.00 over the life of your loan. This is serious savings you need to know about!

At dbl mortgage we discuss options and strategies for your needs.

Now is the time to buy!

Get pre-approved with dbl mortgage, LLC /  612-749-4914.

DBL

 

Posted by DAVE LEONARD on April 11th, 2012 12:14 PMPost a Comment (0)

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There is hope for you too! HARP is only if you have a Fannie Mae or Freddie Mac secured loan. FHA streamline is for FHA secured loans. What if you have a interest only 30, 40 or even 50 year loan? This is a "Portfolio" loan. Usually held buy the company that originated the loan. You will need to deal with the current servicer on the loan. Several Banks did offer a portfolio loan, interest only, that was not sold to Fannie, Freddie or any other servicer. If you have a portfolio loan similar to this check with the current service. Even if your loan was transferred to a new service, check their website for the "Home Affordable Modification Program", HAMP!

Go to your serving lenders website for example, it should be on your statement or just call and ask. Once there search for 'HAMP" you will get information on the HAMP program. The service usually has a special dept. for your request and you will need to explain why you want to modify your original mortgage agreement. Change in income, job loss, health etc. You will have to supply some documentation on income, complete a short form loan application but, you may be able to find relief there.

It's worth a try. Good Luck!

DBL 

Posted by DAVE LEONARD on April 9th, 2012 11:07 AMPost a Comment (0)

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FHA or Conventional loan...

Let's say you want to purchase $130,000  minimum down payment.Client wants the lowest rate and fees. ( Doesn't everybody?) Call DBL Mortgage!

Let's use estimated numbers....close estimated numbers....if I use the government rules you would be lost in the first calculation just to get the loan amount. SO,

FHA Has mortgage insurance that even Donald Trump would have to pay if he wants a home financed with the Federal Housing Administration, " THE FHA".

On this $130,000 purchase the FHA charges you about $2,000.00 actually a little less but let's keep it simple, in up front mortgage insurance premium (UFMIP). This can be added to your loan amount. Also, they charge monthly mortgage insurance, MI. It is a percentage% of the base loan amount before UFMIP is added, sorry....simple. This MIP is accessed monthly about $121.00 added to your payment. In this case you are purchasing a Condominium to save money. If the Condominium site is "NOT" FHA approved you cannot purchase the property, start looking for another property to buy. If it is approved, great. Now the FHA Appraiser will have to inspect. Sometimes a property does not meet FHA Appraisal guidelines like gutters over the sidewalks and entry, if none and the seller will not put gutters on the house .....look for a new home. Even if it is sometime inexpensive and they will not put them on.....find a new home. You may find one as nice that you like, again!

OK, the loan that you are getting is a 30 fixed rate FHA loan at 3.75%(That's my rate today, check around nobody can touch that, call me 612-749-4914) Loan amount is roughly $127,500 at 3.75% = $590.00 P&I payment + Hazard ins.+Mortgage Ins.+Property tax= $968.00 Principle Interest Tax Insurance(PITI). to get this loan you pay around $4,500. at closing.

Conventional loan same house, $130,000 price. The interest rate is 5.0% ..30yr fixed. The monthly payment is $662.97 P&I (NO MI) with taxes and insurance monthly payment is $884.00 PITI for this you pay $4,900. at closing. The appraisal standards are less because not government, you can decide if no gutters is a problem, you could put them on yourself after you move in. It's your home.

$84.00 less per month and more payment going to principle debt which means you will pay loan down at the same speed 30 years you just pay a little over $30,000.00 more to the Federal Housing Administration because you like them so much. That's $1,000.00 per year more. Now to be fair Conventional is more down payment about $1,950. more however, there are ways you can be gifted the money. FHA has gift funds allowed also.

The long and short of it Conventional lending may be less excessive in the long run but, FHA may be your only way into a home because of cash on hand or the ability to get cash! Either way your lender should be showing you "ALL" your options and letting you decide.

DBL

Posted by DAVE LEONARD on April 6th, 2012 12:15 PMPost a Comment (0)

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I have been in contact with Underwriters and processors from Big Banks. BIG BANKS! The time that they are taking to do a loan is getting longer and longer do to several factors. One is volume of applications taken. One lender is up to 5,000 loan applications per week. They have increased staff.....with "new" people that are not sure how to complete a loan. They are so swamped with loans, they do not even look at the paperwork until it is scheduled to close. Because they do not look at the file, the file is incomplete to go to a closing table and the closing is missed. Sometimes rescheduled several times, making the Loan Officer explain the unexplainable and the client, you standing around waiting for hours at a closing that never happens or waiting weeks and even months! Resulting in lost loan locks and expensive relock fees.

Their rates and fees are high! Service is poor. Loan quality poor. So why do people wait and put up with this inferior serviced loan? They do not check the Mortgage Broker out. The Broker loan sometimes even to the same slow big Bank, can be lower rate and fees! The Big Bank does not pay the Broker until the Broker closes a loan. They will not even have an underwriter look at the loan unless it meets quality control standards. Standards the Big Bank does not impose on their own employees. Thus causing a log jam of poorly processed loans. The Broker loan however, because of the rules put on it, is pushed through by the team and closed much faster. Broker loans are also handled at a more personal level. I originate, process, electronically underwrite, do the closing package and make sure the final HUD-1 is correct, which allows you to close on time. Banks ALL have several departments to do this. Slowing the process down to a crawl or even stop when issues arise.

Check the Mortgage Broker 1st, Independent Mortgage Brokers will be the better service, faster closing loan. Not every time but 95% of the time. Check it out you will be happily surprised and close faster.

DBL

Posted by DAVE LEONARD on March 28th, 2012 4:24 PMPost a Comment (0)

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