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You've found the perfect new home for your family but your current house has not sold yet. Consider these steps to help bridge the transition:

a) Make an offer contingent on sale of your house. A seller may be persuaded to accept your offer if you priced the house properly and you have solid marketing strategy. In hotter housing markets with multiple bids, it can be harder to get sellers to accept such an offer.

b) Offer the seller a rent-back option. Offer to buy the new house then rent it back to the seller after closing. A rent-back agreement is typically for just a month or two. But this arrangement can give sellers extra time to move or to find a new house of their own.

c) Tap equity in your current home. Do talk to me first to determine if your income will qualify you to buy a new house and a HELOC. This strategy would employ that you tap into the equity of current house for down payment on a new house. Then once you've sold the house - then you can pay the HELOC portion off in full and end up with the single mortgage you wanted in the first place.  

Start looking now! You can download an app on your smart phone. 
Text to 87778 with ROG8C6P in your text to obtain 
FREE
 customized home search application for your mobile phone. Please click here for detailed instructions.

Posted by Sam Kader on March 10th, 2017 10:56 PM

Parents and family members may think they are simply lending a helping hand by co-signing a car loan, a mortgage or credit-card application. But they are, in effect, agreeing to pay back the debt themselves — and they often end up doing so. As your lender - we have to count the full monthly payment when calculating the DTI ratio.

When someone asks you to co-sign a loan, consider his or her track record in paying back debt on time. Here are some questions and answers about co-signing a loan:

Q: Can co-signing a loan affect my credit rating?

A: Yes. Even if the borrower repays the loan on time, the loan typically will appear as an obligation on your credit report. That means lenders will consider that liability when you apply for a loan yourself. If the additional loan makes your overall debt appear high compared with your income, you may end up paying a higher interest rate on your own loan.

Q: Can I remove myself as a co-signer?

A: Once you co-sign a loan or credit-card application, it’s difficult to get out of the commitment, especially if there have been any late payments.

It’s highly unlikely the lender would allow you to change that contract, since the reason a co-signer is required is to reduce the lender’s risk.

One possible way to extricate yourself from a co-signer obligation on a car loan or mortgage is to have the borrower refinance the loan solely in his or her name. Credit cards are more difficult, but it’s possible that once the card is at a zero balance, you could ask to be removed from the account. The card company can then decide whether to allow the main cardholder to remain as the sole name on the account, or whether to close the account and have the borrower reapply for a card separately.

Some private student lenders promote the option to have co-signers released from their obligation after the borrower meets criteria like making a year or more of on-time payments. But in practice, it can be difficult to obtain a release on a student loan, according to the Consumer Financial Protection Bureau.

Q: How can I protect myself as a co-signer?

A: The Federal Trade Commission suggests that you try to negotiate specific terms of your obligation before agreeing to co-sign. For instance, you can ask to limit your liability to the principal on the loan, and exclude any extra costs like late fees or court costs.

If you’re successful, ask the lender to include a statement in the contract. For instance, the Federal Trade Commission suggests this language, “The co-signer will be responsible only for the principal balance on this loan at the time of default.”

After you co-sign the loan, you should stay in touch with the borrower to make sure payments are being made on time. If that’s not possible, you can contact the lender to verify the loan’s status, he said. You can also check your credit report periodically, to see if any late payments have posted. Do this every three to six months.




Posted by Sam Kader on June 18th, 2016 10:09 PM

Effective Jan. 10th 2014 - the new federal rule of Ability to Re-pay (ATR) and Qualified Mortgage (QM) threw another twist to mortgage lending. Borrowers need to pass QM test in order to obtain home loans backed by Fannie and Freddie. QM is further divided into General QM and Agency QM. The tests are so stringent that experts predict one in five borrowers will be ineligible due to QM test. 

  • The QM rule states that a borrower’s total debt liability – including housing debt – should not exceed 43% of the borrower’s income (with some wiggle room). Mortgages that meet the QM rule come with some protections for the lender under the Consumer Financial Protection Bureau’s (CFPB) “Ability to Repay” regulations.
  • Total broker and lender fees are capped at 3% or less of the amount financed on a loan $100,000 or greater.  The following fees are part of QM fees:
  1. Loan origination fee paid to broker by lender/borrower.
  2. Upfront Mortgage Insurance above 1.75% paid by borrower.
  3. Processing fee to broker paid by lender/borrower.
  4. Underwriting fee paid to lender by borrower.
  5. Wire transfer fee to lender paid by borrower.
  6. MERS registration fee to lender paid by borrower.
  7. Loan Discount points above 1% paid to lender by borrower.

Under Agency QM - loans may still be originated with Automated Underwriting System (AUS) approved status even though it may fail the DTI test. Interest only and loans greater than 30 years are not eligible under the QM rule.

Ability-To-Repay (ATR) - It means that lenders have to look at more documents proving a borrower's income, assets, credit history, monthly expenses and employment situation (like we haven't already). The idea is to keep homebuyers out of mortgages that they can't afford.

 

Posted by Sam Kader on February 8th, 2014 4:44 PM

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