Posts Tagged ‘Loan’

6 Reasons it Pays to Shop Around Before Choosing a Mortgage

Add a comment

Mortgage debt
Image via Wikipedia

By Paige Tepping

RISMEDIA, August 26, 2010–You wouldn’t buy a house without shopping around first, right? Then why would you commit to the loan you use to buy that house without making sure you’re getting the best deal possible? From the experts at LendingTree, here are six reasons why it’s essential to take a few minutes to browse before you borrow:

1. To get the best interest rate possible
Over the life of a $200,000, 30-year fixed rate loan, a one-tenth of a point difference in interest rate could save or cost you thousands of dollars.

2. To pay lower loan fees
Once your loan application is accepted, the lender will get back to you with a good-faith estimate (GFE), including an itemized list of all the costs associated with the loan. If there are any parts of the GFE that you don’t understand, don’t be afraid to ask the lender to explain each fee that is listed.

3. To avoid a prepayment penalty
In these transient times, it seems no one stays in their home long enough to pay down their mortgage the old fashioned way: in monthly increments over a period of decades. So you’ll want to be clear on whether the terms of your loan include a penalty if you pay off your mortgage early—either because you move or refinance.

4. To find a lender you feel comfortable with
You don’t want any surprises popping up at closing time. Get a lender who is responsive to your questions and is willing to give you the details in writing.

5. To find a lender that specializes in your situation
Recent volatility in the mortgage markets means that people with bad credit or little money for a down payment might have to look a little harder to find a lender.

6. To get the rate lock period you want
Once you’ve found the lender offering the best mortgage rate and terms, you’ll want to get a written commitment, known as a “lock” that puts in writing that the lender will make the loan to you at that the specified interest rate. The length of the lock can vary from 30-90 days, but many lenders will charge a fee for a rate commitment of longer than a month. Negotiate the lock period that is right for you, depending on when you plan to close on your new home and if interest rates are expected to creep higher during that time.

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  Please feel free to use my back door to the MLS and search house available in the Reno/Sparks and all Northwest Nevada neighborhoods.  I can be reached by email @  chance at ballard-company.com or http://www.myspace.com/chancegates

Enhanced by Zemanta

Mortgage Modifications Drop off in July but Improvements Seen in Backlog

Add a comment

Mortgage Loan Fraud Assessment based upon Susp...
Image via Wikipedia

By Mary Ellen Podmolik

RISMEDIA, August 23, 2010— (MCT)—The Treasury Department reported Friday that far fewer delinquent mortgage borrowers received loan modifications through a federal government program in July than they did in June.

In July, almost 37,000 borrowers received new permanent modifications, according to Treasury’s monthly scorecard on the housing market. That compares with more than 50,000 new permanent modifications made in June through the government’s Home Affordable Modification Program.

Meanwhile, the more restrictive requirements that homeowners now need to meet to receive even a trial modification has dramatically shrunk the number of residents who have received them. Half of the 1.3 million trial modifications begun since the program’s inception have been cancelled.

Assistant Treasury Secretary Herb Allison said most cancellations can be attributed to insufficient documentation proving one’s income, missed trial payments or mortgage payments that were already less than 31 percent of a homeowner’s income.

There also has been some improvement in the backlog of modification applications waiting six months or more for a decision. At the end of July, Bank of America and JPMorgan Chase accounted for half of the 118,000 active trial modifications where it was undetermined whether a permanent modification would be made. Allison said decisions on most of those modifications should be made within the next month or so, but he warned that cancellations will exceed the number of new permanent modifications as that backlog is cleared.

“A number of people who got stated income modifications did not meet the qualifications, but most of these people are still being assisted either with a proprietary modification by the servicer, or they’re getting other relief, or they’ve become current in the meantime,” he said.

Through the end of June, the nation’s eight largest servicers have initiated foreclosure proceedings against more than 40,000 homeowners whose trial modifications have been canceled.

(c) 2010, Chicago Tribune.

Enhanced by Zemanta

How Important Changes to Mortgage Underwriting May Affect Many Buyers

Add a comment

By Jim Dinkel and Ken Trepeta

ALMERIA, SPAIN - APRIL 04:  A sign, viewed fro...
Image by Getty Images via @daylife

RISMEDIA, August 9, 2010—The real estate industry and especially the mortgage industry have been overwhelmed with changes, regulations and consolidations recently. In the last couple of months, many transactions nationally have experienced delayed closings or worse as a result of the application of new guidelines affecting APR, Good Faith Estimates (GFE), Truth in Lending (TILA) and condo project approvals to name a few.

There is one more issue that is critical for real estate agents, loan officers, and anyone else who deals with consumers purchasing a home or obtaining a refinance. Effective with applications on or after June 1, 2010, Fannie Mae has issued new lender mandates (FNMA LL-2010-03 Loan Quality Initiative) on a national basis that, if not understood properly, could have devastating consequences for many buyers and sellers. We want to be certain that everyone understands the implications of the new rules and ensure that all interested parties know what they need to know to minimize negative repercussions.

The intent of this initiative is to assure that all applicant information is disclosed and is honest and accurate as of the moment of closing. Lenders will now be required to re-pull credit report information just prior to closing, re-verify employment, validate Social Security numbers, verify intent to occupy and verify that all parties to the transaction have been checked against the national “excluded party” list, which is managed by HUD and by the General Services Administration. Changes in any of these factors are likely to result in a re-underwrite, the need for additional documentation, or suspension of loan closing.

The most onerous of these is the credit re-pull. It is important that this is done as a “soft pull” so it does not show as an inquiry, which could potentially change the borrower’s credit score. Firms will, however, have to match the outstanding debts and inquiries with the report used to approve the loan. Additional credit or increased balances that change the debt-to-income ratio more than 2% (or less if it now exceeds guidelines) will require the loan to be suspended and re-submitted to underwriting.

Any additional delinquencies will result in a new, full credit re-pull and re-underwriting, utilizing the new credit. Any and all inquiries from other lenders or credit suppliers must be verified by the credit bureau and certified that new debt did not occur. If new credit has been extended, the new debt must be included in the borrower’s debt-to-income ratio and the loan must be re-underwritten.

Other considerations are W-2 employees that may own more than 25% of a business, mandating business returns and cash flow analysis and full disclosure of child support and alimony. Changes could render the applicant unqualified or could delay the closing. As a result of TILA, GFE and risk-based pricing changes, additional debt could result in re-pricing the loan due to a change in credit score, which even if approvable, would delay the closing three business days as re-disclosure would be required.

So How Do We Manage the New Process?
Real estate agents and lenders must impress upon the applicants the need for full and honest disclosure at the time of application, during the loan process and at closing. Buyers must be cautioned against applying for new credit during the process, changing jobs (30-day pay stub requirements are being enforced), and charging to their credit cards. It is imperative that they notify the lender if anything changes from application to closing.

We must all be aware that an applicant that signs an erroneous initial or final closing application could be committing fraud. Lenders choosing to approve loans without the proper loan quality processes and documentation are only endangering the buyer. Any lender or real estate agent that encourages someone to falsify information could be equally responsible. It is noteworthy to mention that many loans go through an immediate quality control audit post closing, so this could affect highly qualified applicants as well. Identified fraud of this nature could be investigated by the FBI.

While this new policy was implemented first by Fannie Mae, it is already a mandate of all national lenders and, based on experience, will soon be required on every loan. It is important to keep this in mind on every deal, not just ones that may involve Fannie Mae.

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  You can email me @  chance at ballard-company.com or http://www.myspace.com/chancegates

Enhanced by Zemanta

Top Seven Reasons Banks are Denying Home Loan Requests

Add a comment

In 1935, Cret designed the Seal of the Board o...
Image via Wikipedia

RISMEDIA, August 2, 2010—The lending landscape has changed quite drastically over the past several years. Practices, approvals and standards that were once widely accepted have either vanished or transformed beyond the point of recognition. Many banks, which were once extremely careless with their loan underwriting techniques and approvals, have dug themselves into a significant hole that will take many years to climb out of. Promotions such as “100% Financing” and “No Doc Loans” were both major contributors to the financial crisis banks and consumers are facing today.

Today, banks are making sure they don’t make the same mistakes again, so loan underwriting standards have become more stringent than ever before.

According to a recent Federal Reserve survey, it was found that about 75% of the banks surveyed indicated they had tightened their lending standards for prime, subprime and commercial mortgages. That was up from about 60% in the previous survey. With this sharp increase in lending standards, borrowers are being turned down for real estate loans at an alarming rate.

Here are the top seven reasons banks are denying home loan requests:
1. Poor credit:
The borrower may have a heavy down payment or excellent equity built-up in their house, but if their credit score is under a certain threshold, obtaining a new loan or refinance from a traditional bank is challenging. Even FHA (Federal Housing Administration) loans, which have traditionally catered to borrowers with lower FICO scores, have an average borrower credit score of 693, according to CNN Money, which is above the national average.

2. Insufficient liquidity: If the borrower doesn’t have a heavy down payment (20%-30% for most banks) and strong excess liquidity, banks don’t want to take the risk on funding their loan.

3. Lack of income: The borrower doesn’t have consistent proof of income for the last two to five years. Regardless of how good their credit score is or how much equity they have in their home, if they can’t show the bank proof of income, loan approval will be tough. This can be a big hurdle in the loan process, particularly for retired borrowers.

4. Lying on the application: Banks have learned their lesson and are no longer putting up with borrowers stretching the truth on their applications.

5. Debt: Borrower has excessive debt and their debt-to-income ratio exceeds the bank’s guidelines.

6. Unemployment: Most lenders will like to see at least two years of stable work to issue loan approval.

7. Self employment: Lenders are looking at self-employed applicants with a lot more scrutiny these days, making it very tough for these borrowers to get approved.

Obviously some of these newly structured standards are for the betterment of the industry, and our overall economy, but at the same time, home buyers across the country are realizing quickly that reputable credit and stable income aren’t always enough in qualifying for a loan through a traditional bank.

This predicament is not only affecting potential home buyers, but also the real estate professionals who represent them. Real estate professionals nationwide have expressed that this has become a challenging part of the transaction.

According to Monique Bryher  http://www.californiarealestatefraudrepo…), a broker associate at Keller Williams Realty, “Home buyers are definitely having a harder time in being qualified. Several of the loan officers with whom I work have complained that loans that would have been approved 6 months ago are being denied now. What’s interesting is that loan applications in terms of volume are up, lenders are busy processing them, but it’s harder to get them approved and it’s taking longer to close even simple, straight-forward transactions.”

Once the traditional lending route has been exhausted, both Realtors and potential buyers are often times at a loss of what to do as a backup plan. Private lending has been around for many years, but most borrowers and brokers have no idea that it’s even an option.

“With the strict underwriting guidelines banks are governed by these days, private lending is the wave of the future for getting real estate loans funded,” explains Eric Wohl, president of NoteFlo, an online private lending marketplace launching today. NoteFlo’s unique service allows borrowers to post loan funding requests for free, which will be broadcast out to thousands of private lenders that will bid for the opportunity to fund their loan. “Our goal is to make sure borrowers know that they have plenty of other options if their loan application is denied by a traditional bank,” says Wohl.

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  You can email me @  chance at ballard-company.com or http://www.myspace.com/chancegates

For more information, visit www.noteflo.com.

Enhanced by Zemanta

Low Mortgage Rates Draw Buyers, but Banks Throw Up Roadblocks

Add a comment

PFS mortgage closed
Image by Fishbowl Collective via Flickr

RISMEDIA, July 26, 2010—(MCT)—David Kosowski has a full-time job, a sky-high credit score, a solid debt-to-income ratio and enough cash stashed away to put a 20% down payment on the three-bedroom, two-bath home he’s had his eye on since spring.

But when he applied for a mortgage to cover 80% of the $495,000 purchase price of the Coral Gables, Fla., home last month, he was flatly denied.

His story is one that has played out with head-scratching regularity across the troubled housing market, industry analysts say, even as mortgage rates have dropped to historically low levels.

The average interest rate for a 30-year fixed-rate mortgage sank to a record-low 4.56% this week, according to government-sponsored mortgage buyer Freddie Mac. Fixed-rate 15-year mortgages dipped slightly to an average 4.03%, also a record.

But even as rates fall, lenders are raising the bar ever higher for applicants, making it harder for even financially-stable home buyers to qualify, and in some cases making homes affordable only to those able to pay with cash.

Kosowski, who seems to have weathered the recession and the housing market downturn better than many—he’s employed and has considerable equity in the three-bedroom home he purchased 10 years ago—said his application was rejected because the company he works for (and owns a 25% stake in) saw its earnings drop between 2008 and 2009.

That was enough, he said, for the bank to turn down his loan application—despite his 817 credit score, a history of meeting all debt obligations and a 21% debt-to-income ratio.

“They asked me to explain the earnings decline,” he said. “I wrote a letter explaining that the economy had been down in 2009, and the next day they said the loan was denied. I was very surprised.”

Steve Schneider, his mortgage broker, and owner of Greenwich Title Services in South Miami, said he was surprised as well. “His credit is as good as anyone I’ve ever worked with,” he said. “He should’ve flown through.”

Such rejections would have been unheard of a half-decade ago, when credit was flowing freely, often to people who couldn’t afford the homes and condos they were buying, said Doug Dewitt, a Miami-based real estate broker.

“Now the pendulum has swung completely in the other direction, and lenders are making you very accountable in terms of your credit history,” he said. “It’s like they don’t want to write one more bad loan.”

With South Florida’s housing market still struggling to recover from record-high foreclosures, toppled home values and a glut of inventory, the ease with which banks now turn down applicants is nearly unprecedented, he added.

Potential borrowers are being denied access to tantalizingly low interest rates for reasons ranging from insufficient down payments, to a less-than-perfect credit history, to concerns about the property or buildings they hope to buy into.

The current interest rates are so desirable because they translate into significant savings in monthly and total payments for home buyers. For example, someone getting a $250,000 home loan in July 2010 would save an average of about $155 each month, compared to someone getting a similar loan last July, when the average 30-year fixed interest rate was about a percentage point higher.

Mortgage lending in 2010—down about 50% from early 2009—has shown a complete 180-degree turn from the home lending practices that reigned before the housing market bubble burst, and represents yet another obstacle stalling a recovery in the housing market, those who track the industry say.

Kosowski had very little trouble getting a loan for the home he bought back in 2000, when his income was lower than it is today. As he looked to move into a bigger home this year, the stack of paperwork he had to fill was considerably thicker than it was 10 years ago.

“It’s night and day,” he said, comparing the two loan application experiences. “I had to give about a quarter of the information that they ask for now, my income was significantly less than it is now, and there was no problem getting a loan. It’s almost like they don’t want to lend.”

The low-interest rates have done little to spur activity in the housing market. Last week, the number of mortgage-loan applications for home purchases dropped to its lowest level since the 90s, the Mortgage Bankers Association found. Nearly four out of five applications were from existing homeowners looking to refinance, many of them rejected because of insufficient or nonexistent equity.

Despite prices that have fallen drastically in the past five years, traditional home sales to traditional, middle-income buyers have been pushed to the margins.

With the expiration of the federal home buyer tax credit and many still worried about losing their jobs, the stiff lending requirements of banks offer up yet another reason for the average person to not buy a home.

Kosowski, who works for a lighting manufacturing company, ended up paying cash for the Coral Gables home in June, and is hoping to get a refinance loan soon.

Greg McBride, senior financial analyst for Bankrate.com, predicted that mortgage rates would remain low for the foreseeable future, but it will take more than low-rates to spur a recovery.

“Low mortgage rates alone are not going to revive the housing market,” he said. “People are still nervous about their jobs, and reluctant to take the plunge into home ownership. And the market continues to be plagued by a very high level of distressed properties.”

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  You can email me @  chance at ballard-company.com or http://www.myspace.com/chancegates

(c) 2010, The Miami Herald.

Enhanced by Zemanta

Home at Last™ Mortgage Credit Certificate Program

Add a comment

SHANGHAI, CHINA - DECEMBER 12:  Visitors look ...
Image by Getty Images via @daylife

Home at Last™ MCC Program
Do you want to become a homeowner, but don’t think you can qualify for a loan? The Nevada Rural Housing Authority is here to help with Home at Last™ home financing programs. One of our current Home at Last™ programs is a mortgage credit certificate (MCC) program.

Home at Last™ MCC provides a dollar-for-dollar federal income tax credit equal to 20% or 30% of the interest paid on a mortgage loan. The tax credit is given to the homebuyer every year as long as they live in the home. Loans of $190,000 or less will receive a 30% credit and loans of more than $190,000 will receive a 20% credit.

What does
Home at Last™ MCC offer:
• Federal income tax credit equal to 20% or 30% of the interest paid on a mortgage loan
• Annual savings estimated at $2,000 a year per household
• Savings continue each year based on actual interest paid on the home
• No asset limits for homebuyers

Savings Example:
Home A
Loan Amount: $120,000
Interest rate: 5.5%
Approximate annual interest: $6,600
Tax credit: 30% of mortgage interest
Savings: Approximately $165 a month or $1,980 a year

Home B
Loan Amount: $200,000
Interest rate: 5.5%
Approximate annual interest: $11,000
Tax credit: 20% of mortgage interest
Savings: Approximately $183 a month or $2,200 a year

Who qualifies:
• First-time homebuyers or qualified veterans who will live in home as primary residence
• Households meeting income qualifications and normal FHA, VA, Conventional or RHS underwriting requirements
• Home purchase is in rural Nevada (population fewer than 100,000) and falls below maximum price

Maximum home cost (family residence):
County Cost
Carson City $358,875
Clark $360,000
Douglas $421,875
Elko, Eureka & Nye $292,500
Lyon $298,125
Storey & Washoe $363,375
All other $243,945
Maximum income limits
County Income
Carson City
2 or fewer persons $78,000
3 or more persons $91,000
Clark
2 or fewer persons $78,840
3 or more persons $91,560
Douglas
2 or fewer persons $87,600
3 or more persons $102,200
Elko
2 or fewer persons $81,738
3 or more persons $93,999
Eureka
2 or fewer persons $77,400
3 or more persons $90,300
Humboldt
2 or fewer persons $68,000
3 or more persons $78,200
Lander
2 or fewer persons $67,200
3 or fewer persons $77,280
Lyon
2 or fewer persons $77,040
3 or fewer persons $89,880
Nye
2 or fewer persons $77,040
3 or fewer persons $89,880
Storey & Washoe
2 or fewer persons $85,440
3 or more persons $99,680
All other areas
2 or fewer persons $67,489
3 or more persons $77,613

Click here to watch a four-minute video explaining the program.

Information obtained from http://www.nvrural.org

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  You can email me @  chance at ballard-company.com or http://www.myspace.com/chancegates

Enhanced by Zemanta

How Financial Reform Impacts Homeowners and Buyers

Add a comment

RISMEDIA, July 19, 2010—“Homeowners and buyers who are sitting on the sidelines should get moving today, unless they want to get blindsided by the impact of a new law,” said Gibran Nicholas, Chairman of the CMPS Institute, an organization that trains and certifies mortgage bankers and brokers. “The massive financial reform law that just passed Congress has two main components that could very negatively impact homeowners and home buyers in the future.”

Harder to qualify for a mortgage
“The new law dictates certain guidelines that lenders must follow when making loans,” Nicholas said. “Some of these guidelines are simply a copy of the current situation. However, now that the guidelines are built into law, lenders will find it even more difficult to loosen their guidelines once the economy and housing market improves.” For example, consider a business owner with a very high 750 credit score, plenty of equity in their home, no history of late payments, and plenty of cash in the bank. If this responsible homeowner experienced a loss in their business last year, they may be prevented from qualifying for a home mortgage under the new law because of the temporary decline in income from their business. The new law requires lenders to document a borrower’s income, but it does not specifically state the terms under which loans can be made. “Regulators may address this ambiguity when writing the regulations implementing the law,” Nicholas said. “However, if they don’t, many lenders will be tempted to tighten their guidelines even further in order to err on the side of caution and stay in compliance with the new law.”

Higher mortgage rates
“There are two sections of the law that will cause mortgage rates to increase in the future,” Nicholas said. “The new law requires lenders to keep a 5% stake in the mortgages they originate unless the loans meet a certain criteria. This means that lenders won’t be able to offload some of the higher risk associated with these loans, and interest rates on these types of loans will go up.” For example, homeowners who have had financial or credit challenges due to divorce or bankruptcy, business owners with fluctuating income, and other homeowners and buyers who fall “outside the box” may need to pay higher rates on their home loans in the future. “Also, the future of Fannie Mae and Freddie Mac remains uncertain,” Nicholas said. “The market doesn’t like uncertainty, and mortgage rates could go a lot higher in the future depending on when and how the issue of Fannie and Freddie is resolved.”

“To be clear, there are a few positive elements to the bill,” Nicholas said. “These include consumer protections involving pre-payment penalties and loans originated in states that have laws that prohibit lenders from pursuing judgments against homeowners who owe more than the value of their homes. However, the main takeaway for homeowners and buyers is that mortgage rates are currently very low, and lending guidelines are not as bad as they could be once the new law goes into effect. This means that if you can qualify for a mortgage now, you should do so, and not gamble your homeownership goals on the future impact of the new law.”

For more information, visit www.cmpsinstitute.org.

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  You can email me @  chance at ballard-company.com or http://www.myspace.com/chancegates

Enhanced by Zemanta

Your Credit Score: Why it Matters

Add a comment

Image

By Debra Karplus
8 July 2010

Imagine that you’re a loan officer at the local bank. Two customers, Mr. Rich and Mr. Buck, come in to borrow money. You check Mr. Rich’s history; he has an excellent credit score, 800. Mr. Buck’s score is an embarrassingly low 300. To whom should you lend money? Mr. Buck’s low credit score indicates that he might not be able to repay the loan. Buck doesn’t stop here; goodbye, Mr. Buck.

What is a credit score?

When you were in school, your grade point average (GPA) indicated how well you performed in your classes. Your SAT and ACT scores measured overall achievement in language and math. Colleges used these indicators to decide if they wanted to admit you to their freshman class.

Your credit score works in a similar way as school tests, except that it’s a measure of your credit risk. Like college entrance exams, a credit score is derived from a standardized formula. Late payments on bills, having no credit references, and unfavorable credit card use will mar your credit history and lower your credit score.

Your credit report indicates how likely you are to pay your bills. It’s used anytime you’re seeking a mortgage, car loan, or credit card and also, for determining credit limit, which is the maximum amount of money you can borrow. Your credit score can even determine the premium you’ll pay for car insurance. Your credit report determines not only whether you will be given credit, but also, what interest rate you will be eligible for. A higher credit score gives you a lower interest rate when you’re borrowing money.

Who determines your credit score?

Credit scores range from 300 to 850. Most people’s score is 600 to 800. A credit score of over 720 is considered to be a good score and will generally get you the best interest rate.

There are three companies that provide credit scores, Equifax, TransUnion, and Experian. They are corporations that make their money, not directly from you, but from companies such as banks, that loan money to people. Each of the three allows you, the consumer, to receive a free credit report annually. But, it’s not done automatically; if you want to know your credit score, you’ll need to get on the website of one of these three companies and specifically request your score. Each calculates your score a bit differently. You can learn about these companies on their websites.

Equifax has been around for about one hundred years and is located in Atlanta, Georgia. They are a Standard & Poor’s (S&P) 500 company publicly traded corporation; symbol EFX, on the New York Stock Exchange. Equifax serves fifteen countries in North America, Latin America and Europe.

TransUnion, a global company, located in Chicago, serves twenty-five countries on five continents, for the past thirty years. They provide credit services and information management. They are a limited liability corporation (LLC); therefore they are not a publicly traded company.

Experian serves sixty-five countries and has 15,500 employees. Their stock trades on the London Stock Exchange, but formerly traded on NASDAQ under the symbol EXPN.

How can you improve your credit score?

It’s prudent to check your credit score yearly with one of the three credit reporting companies. When you receive your report you want to first, review it carefully and see if there are any errors or flaws. For example, if the report shows an old unpaid balance on your Target credit card, you’ll want to contact Target, and get that corrected. The other way to raise your credit score is to make sure you pay down any credit card debt that you have.

You should not close any unused accounts. This may go against your better judgment. But, closing credit card accounts, especially more than one at the same time, could be a red flag that you might be a credit risk.

Why does your credit score matter?

Your credit history is your credit reputation. It is maintained by a credit bureau. So how can you have a credit history if you’ve never had a credit card or borrowed any money? And, how do you establish a good credit history? The main way is to open a checking or savings account and to manage it well, such as avoid overdrawing the account. Second, pay your bills on time, and third, use your credit card carefully. These may seem obvious, but many people must be clueless, because they have a low credit score.

Borrowing money is a smart way to establish a credit history and have a favorable credit score, as long as you are responsible about using credit, whether from a lending institution or a credit card. When you are ready to finance your first car or get a mortgage for a house, you will be very pleased with yourself if you have a high credit score.

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  You can email me @  chance at ballard-company.com or http://www.myspace.com/chancegates

Enhanced by Zemanta

What Causes Borrowers to Walk Away?

Add a comment

Sign of a mortgage centre in East London
Image via Wikipedia

While borrowers with “super prime” credit scores accounted for just 5 percent of the mortgage delinquencies, about 28 percent of their defaults were calculated and strategic.

This relatively small actual number is nevertheless causing the credit industry to look at new ways to evaluate walk-away risk even among the very creditworthy.

Credit bureau Experian reports that borrowers in California, Florida, and other hard-hit states are more likely to walk away than people living in states with more stable markets. Also, residents of states where lenders have no recourse are more likely to toss in the towel.

People with small amounts of negative equity also are more likely to stay and pay.

Source: Washington Post (07/03/2010)

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  You can email me @  chance at ballard-company.com or http://www.myspace.com/chancegates

Enhanced by Zemanta

Setting Plan to Manage Debt Load

Add a comment

NEW YORK - MAY 20:  In this photo illustration...
Image by Getty Images via @daylife

By Claudia Buck

RISMEDIA, July 7, 2010–(MCT)–Like carrying unwanted pounds, many college graduates pack on a hefty load of student loan debt during their four years.

And in a tough job market with no guarantees of steady income after college, it can be daunting for graduates to shed those extra dollars.

The median amount of cumulative loan debt among U.S. college undergraduates was nearly $20,000 in 2007-08, according to the most recent College Board data.

At the University of California-Davis, the number of students graduating with student loans is “trending up” each year, said Katy Maloney, interim director of financial aid.

Of 5,700 graduates in 2008-09, more than half — 52 percent — had student loans, both government and private. The average UCD student loan amount at graduation was $19,403, Maloney said, “and I know it will be higher next year.”

Not everyone owes, of course. Nationally, about 34 percent of 2007-08 bachelor’s degree graduates had no student loan debt, according to “Who Borrows Most?,” a national survey released in April by the nonprofit College Board.

And there are borrowing extremes, as well. Among the 2,985 UC-Davis undergraduates with student loans in June 2009, seven had racked up loan amounts of more than $100,000 each. (Most were out-of-state students who pay higher fees.)

“How much debt is too much is completely relative to the student,” noted Patricia Steele, an education consultant who co-authored the College Board study. “If you have no job, $2,000 of debt is too much. And for some students, $40,000 is not too much if they have family assistance or are gainfully employed in high-paying professions.”

Before graduation, most college students have a sit-down exit interview with their financial aid office to discuss repayment terms and options.

Generally, if you have a federal loan (not a private loan through a bank or other lender), you have a six-month grace period before you’re obligated to start payments. The repayment period can be anywhere from 10 to 30 years, depending on income, debt amount and other circumstances.

You should also check in with the National Student Loan Data System  www.nslds.ed.gov), which lists details on your federal loans. If you’ve accumulated multiple loans over many semesters, it’s a good place to get a handle on exactly what you owe and to whom.

“It should be your first financial pit stop” after graduation, said Reyna Gobel, a financial writer and author of “Graduation Debt: How to Manage Student Loans and Live Your Life.”

“While the economy is tough,” she noted, “graduates can take a deep breath because there are more repayment options than ever before.”

Standard repayment plans for student loans are 10 years. You should also consider a consolidation loan, which lets you combine multiple loans into one. For details, go to: www.studentaid.ed.gov.

Create an online chart or a file folder of all your loans. Keep track of all correspondence and phone calls with your loan providers. Take notes whenever you talk to lenders about payments or terms. If you change your address, phone or e-mail, don’t forget to inform your lender.

To find a monthly amount that suits your budget, try a repayment calculator, such as the one at www.collegeboard.com. For instance, if you’ve got a $10,000 subsidized federal student loan and have a job making $30,000 a year, the CollegeBoard calculator estimates you can pay $109 a month, assuming a 10-year repayment period of 120 monthly installments, with an annual interest rate of 5.6 percent. That’s about 4 percent of a $2,500 monthly paycheck.

Typically, it’s recommended that you pay no more than 10 percent to 15 percent of monthly income toward student loans.

And if you can pay a little extra each month or pay down the interest while waiting for your six-month repayment plan to start, so much the better.

“Don’t kill your budget to do it. It doesn’t have to be $100 or $200 a month … even $5 extra per month could save months off your total repayment time,” said Gobel, whose book charts how even small amounts — say $20 a month — can reduce the overall repayment time on a 25-year, $50,000 consolidated loan at 4 percent by almost three years.

Also, for many graduates, depending on income, interest on student loans is tax-deductible.

If you’re having trouble making payments, contact your lender immediately. Ask about changing your payment due date or repayment options, such as deferment or forbearance.

A temporary deferment can be granted, for instance, if you’re in graduate school, in a medical/dental residency or serving in the military. Certain economic hardships also qualify.

Forbearance lets you suspend payments up to one year, primarily for economic reasons, such as job loss or medical problems.

But keep in mind: Postponing payments will add to your overall debt. Under forbearance, for instance, your accumulated interest is added to your existing loan balance. Don’t use these options unless you really need them, say financial advisers.

The worst thing you can do with student loan payments is ignore them.

If you miss a payment — even one — you could get hit with late-payment penalties. And if you skip paying for extended periods, you could fall into default, which could damage your credit history and make it more difficult to get a credit card, finance a car or buy a house. A Stafford loan, for instance, goes into default if you don’t make payments for nine months.

Gobel, who racked up $63,000 in student loan debt years ago earning a bachelor’s and two master’s degrees, learned the hard way. She had a mix of 16 different loans after finishing college. But several years ago when consolidating them for a lower interest rate, she overlooked one and it went into default.

She’s now on track to get her interest rate cut in half — from 4 percent to 2 percent — after 36 months of on-time payments. That alone will shave about eight years off her overall 30-year repayment period, saving “thousands,” the Dallas-based author estimates.

Her hard-earned wisdom: “Don’t punish yourself. Learn how to manage your student loan debt. Think of it as one more thing, like an electric bill.”

STUDENT LOAN CHANGES
A number of changes to federal student loans went into effect July 1 for new and current borrowers. Among them:

—All federal loans are now direct from the U.S. Department of Education, rather than through federally subsidized lenders. (Private loans from banks and other lenders are still available.)

—Income Based Repayment (IBR) plans that launched last summer have been adjusted so that married couples with student loans will no longer pay higher rates than two single student borrowers. IBR is designed for those whose income is higher. Adjustments also have been made to accommodate those whose loan debt has increased since leaving school, often due to deferred payments.

—Interest rates on new subsidized Stafford undergraduate loans will drop from 5.6 percent to 4.5 percent. Existing Stafford loans with variable interest rates will also get a small rate drop.

—Pell grants, which are needs-based, have gone up $200, to $5,500, potentially reducing the need to borrow.

Source: Institute for College Access & Success

As a Reno/Sparks real estate professional, I encourage all questions and comments on the Reno/Sparks real estate market or any of the articles posted in this blog.  You can email me @  chance at ballard-company.com or http://www.myspace.com/chancegates

Enhanced by Zemanta