Saturday, May 7, 2011

USDA RURAL DEVELOPMENT RURAL HOUSING LOAN IN KENTUCKY

QUICK GUIDE




USDA, RURAL DEVELOPMENT



GUARANTEED RURAL HOUSING LOAN







Advantages:



No Down Payment Required



30 year fixed rate



100% LTV plus the guarantee fee, if financed



Finance Closing Costs, if market value is sufficient



Expanded Ratios of 29/41%



No Mortgage Insurance



No cash contribution required from borrower



Unrestricted gifts



No Maximum Loan Amount - loan amount based on repayment ability of applicant



No Reserve Requirement



High earnings potential



Competitive rates (set by underwriting lenders)



Available secondary markets: wholesale lenders as well as Fannie Mae and Freddie Mac.



Utilize in Conjunction with State Housing Authorities, if available







Rural Development designated rural area:



Homes must be located in rural areas. Rural areas include open country and places with a population of 10,000 or less and-under certain conditions-towns and cities with between 10,000 and 25,000 residents. See the rural area eligibility site at http://eligibility.sc.egov.usda.gov, click on “property eligibility”. If you need additional assistance, please contact your local Rural Development office.







Acceptable credit history:



Have a credit history that indicates a reasonable willingness to meet obligations as they become due



Lender underwrites the loan



No minimum credit scores



Lack of credit is not derogatory



Caution for applicant(s) with multiple layers of risk such as:



payment shock; low credit scores; ratio waiver; credit waivers; 2-1 buy downs







Check maximum income for eligibility:



Applicant(s) have an adjusted household income that does not exceed the moderate income limit established for the area. A family’s income includes the total gross income of the applicant, co-applicant and any other adults in the household. Applicants may be eligible to make certain adjustments to gross income-such as annual child care expenses and $480 for each minor child-in order to qualify. USDA Rural Development field offices can provide information on the moderate income limits for the areas that fall within their jurisdictions, and can provide further guidance on calculating household income. There is an automated eligibility calculator at: http://eligibility.sc.egov.usda.gov







Applicant(s) repayment ability:



The ratio limits are 29 front (housing, PITI), 41 back (total debt, MOTI). Rural Development allows expanded repayment ratios if the applicants have sufficient compensating factors. The underwriter must recommend the expanded ratio(s) and provide compensating factors to Rural Development. Rural Development must concur with the underwriter’s recommendation in order to expand the ratios.



Other eligibility criteria:



Do not own a dwelling



Insufficient resources to secure conventional financing without the guarantee



U.S. citizen or permanent resident or qualified alien



Legal capacity



Primary residence







Loan-To-Value (LTV) and Loan Limit:



100% LTV plus the amount of the guarantee fee, if financed



Loan amount can exceed appraised value by the amount of the guarantee fee



There is no loan limit



-Limiting factors will be ratios and income limit







Property requirements:



New or proposed home construction - stick built, modular, townhouses, condominiums, new manufactured homes.



Existing homes: Meet requirements of HUD Handbooks 4905.1 and 4150.2



New and existing: Private well water quality must meet local and state code.







FHA appraisers in the area can be found on the FHA web site: https://entp.hud.gov/idapp/html/apprlook.cfm







Existing (previously occupied) manufactured home financed under limited circumstances when home presently financed by USDA.







New manufactured homes: Rural Development will finance new manufactured homes through approved dealer-contractors. Contact your local Rural Development office for a list of approved dealer-contractors and the specifics of how new manufactured homes can be financed.







Modular homes: New or existing modular homes can be financed the same as stick built homes.







Condo: Rural Development can finance if it meets the standards for Fannie Mae, Freddie Mac, VA, or FHA.







Town home: Same as condo. A town home must have provisions for maintenance such as HOA.







Flood Zone:



Any existing improvements located in a special flood hazard area must have federal flood insurance coverage. New construction is not permitted until a Letter of Map Revision/Amendment is issued by FEMA.







One time guarantee fee based on the final loan amount



This fee can be financed along with other closing costs. The first mortgage guaranteed loan cannot exceed appraised value by more than the amount of the fee financed. No mortgage insurance requirement.







Term: 30 year fixed











Interest Rate:



Fannie Mae 90 day delivery plus 60 basis points rounded to the nearest quarter percent or



The lenders published VA rate with no discount points







Prohibited Loan Purposes:



In-ground swimming pools - unless value is deducted from the loan request



Existing manufactured homes



Construction draws



Furniture and personal property



Income producing property



Non-essential buildings and land







Additional resources:



www.rurdev.usda.gov is the Agency web site



Individual state web site is www.rurdev.usda.gov/ga (for example Georgia, add the state initial)



http://eligibility.sc.egov.usda.gov/ to determine eligible areas and if applicants are within eligibility guidelines



National directives and regulations are found at: www.rurdev.usda.gov/regs. Administrative Notices ending with (1980-D) and the regulation 1980-D.







THIS IS A QUICK GUIDE OF THE RURAL DEVELOPMENT GUARANTEED RURAL HOUSING PROGRAM. FOR ADDITONAL INFORMATION, CONTACT YOUR LOCAL RURAL DEVELOPMENT OFFICE.




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