Tips for Increasing Credit Scores



Tips for Increasing Credit Scores

Do you have past due balances that have been neglected? If they are showing up on your credit report and you want to purchase a home, you need to make sure the balances in question are brought up to current status in all situations possible.

Do you have outstanding debt that you can afford to pay off right now? You should try to get these accounts down to a zero balance, or at least a lower balance. If cash on hand doesn’t allow this, you can try to distribute the debt among other open credit cards. You can also consider opening a new line of credit and transferring part of the balance off a card that is close to being “maxed out.” If you can get the resulting balances below 50% of the available credit, you are on the road to improving their credit score considerably in most cases.

You should not close existing credit card accounts, even if you don’t want to deal with the company any more… Believe it or not, the credit history is a good thing to have!

When married couples keep separate credit card accounts, some or all of the balances can be transferred to one spouse’s list of accounts. This gives the other spouse an opportunity to increase their credit score and designate him or herself as the sole borrower on the mortgage loan. Ownership of the home can remain in both names.

See if your credit providers will increase your available lines of credit. This can, in turn, increase the overall available debt ratio, and increasing your score.

Do you have past dues and charge-offs within the last two years? They should be paid off now, if possible! Past dues older than two years will have little to no impact on credit score if they are paid, but can possibly bring the score down, if they aren’t paid. Focus on that 2-year time frame.

Do you see errors in your report? You should request the credit bureau delete any outstanding debt that is incorrectly charged to them, or things that should have been removed that have been paid. The credit bureau has an obligation to reconcile this within 30 days. If you see items on your report that are less than two years old and you have the money to pay it off now, mark the back of the payment check with the following notation: “Accepting this check is evidence that the transaction is complete and this charge will be deleted from my credit record.” If necessary, this cancelled check can be used as proof of the transaction in the event the outstanding debt is not removed promptly and interferes with the closing of your loan.





Joel Lobb (NMLS#57916)Senior  Loan Officer
502-905-3708 cell
502-813-2795 fax
jlobb@keyfinllc.com

Key Financial Mortgage Co. (NMLS #1800)*
107 South Hurstbourne Parkway*
Louisville, KY 40222*





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News Release - Mortgage Borrowers May Be Leaving Money on the Table | Fannie Mae

News Release - Mortgage Borrowers May Be Leaving Money on the Table | Fannie Mae


November 27, 2012
Mortgage Borrowers May Be Leaving Money on the Table by Using Less Effective Mortgage Shopping Strategies

Ineffective Mortgage Shopping May Result in Higher Costs and Greater Risk

Pete Bakel

202-752-2034

WASHINGTON, DC – A new study from Fannie Mae finds that many Americans do not adequately investigate or fail to understand fully the choices available to them when shopping for a mortgage. This behavior may increase both cost to the borrower and the potential for problems to arise during the life of the loan. Data from the November National Housing Survey Topic Analysis Report suggest that consumers could save money and find a more financially sustainable mortgage product if they shopped more effectively.
“Homeowners who don’t obtain multiple mortgage offers or carefully compare rates are essentially leaving money on the table, particularly given today’s unprecedentedly low interest rates,” said Fannie Mae Chief Economist Doug Duncan. “Although a home purchase is the largest financial obligation most people will ever make, many borrowers do not fully understand their mortgage products and costs. As a result, some homeowners in this position may find themselves with unsustainable payments down the road.”
To better understand homebuyer trends, the study examines how consumers across different demographic groups, including various income levels, undertake the mortgage shopping process. While most consumers do undertake some form of shopping around for their mortgage, data indicate that nearly half of all lower income mortgage borrowers say they obtained only one quote when shopping for their current mortgage. Recent research indicates that this practice may cost borrowers $1,000 or more in closing costs.
According to National Housing Survey data, when choosing a mortgage lender, more than 3 out of 4 higher income respondents said that competitive offers would have a major influence on their choice, which is more than 20 percentage points higher than lower income respondents. Data also show that higher income respondents are more comfortable using technology such as mobile devices and online research in the mortgage shopping process. However, across all income groups, consumers are less comfortable obtaining mortgage quotes or the mortgage itself using a mobile device. Survey results also find that a substantial portion of all consumers do not understand key mortgage elements. When asked to estimate the maximum percentage by which the monthly adjustable-rate mortgage (ARM) payment can increase over the life of the loan, 41 percent of respondents were unable to answer.
For more detailed findings from the November National Housing Survey Topic Analysis Report,click here.
Fannie Mae's Topic Analysis Reports provide deeper insights into one or more housing issues based on the compilation of three monthly National Housing Survey samples. The National Housing Survey polls more than 1,000 homeowners and renters each month to assess their attitudes toward owning and renting a home, the current state of their household finances, views on the U.S. housing finance system, and overall confidence in the economy. The three monthly survey studies that make up any given Topic Analysis Report are identical in wording and placement of questions.

Opinions, analyses, estimates, forecasts, and other views of Fannie Mae's Economic & Strategic Research (ESR) Group included in these materials should not be construed as indicating Fannie Mae's business prospects or expected results, are based on a number of assumptions, and are subject to change without notice. How this information affects Fannie Mae will depend on many factors. Although the ESR Group bases its opinions, analyses, estimates, forecasts, and other views on information it considers reliable, it does not guarantee that the information provided in these materials is accurate, current, or suitable for any particular purpose. Changes in the assumptions or the information underlying these views could produce materially different results. The analyses, opinions, estimates, forecasts, and other views published by the ESR Group represent the views of that group as of the date indicated and do not necessarily represent the views of Fannie Mae or its management.

Fannie Mae is a leading provider of mortgage credit in the United States. We guarantee and purchase loans so that families can buy homes, refinance their existing mortgages, or access affordable rental housing. Fannie Mae is focused on assisting homeowners in distress, stabilizing neighborhoods, and encouraging sustainable lending. We are committed to improving our financial condition and our priorities are aligned with the public interest. Our work supports the housing recovery today and is helping to build a better housing finance system for the future.

Follow us on Twitter: http://twitter.com/FannieMae.




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How to improve your credit score quickly - wave3.com-Louisville News, Weather & Sports

How to improve your credit score quickly - wave3.com-Louisville News, Weather & Sports



By Charla Young - bio | email
LOUISVILLE, KY (WAVE) - Unfortunately, more and more people are turning to credit cards to pay monthly bills as gas and food prices rise; that can be dangerous if payments are late or missed because it hurts your credit. With a low score, any loan you apply for will have a high interest rate, making it very difficult to get out of debt. WAVE 3 Troubleshooter Charla Young investigates what's draining your credit score and how you can boost that number in just weeks.
Trish Osborn is the president of American Founders Bank. If you want to borrow money from her bank, she's got to find out how big a credit risk you are.
"We are in the business of lending money," Osborn said, "but we want to make sure we get paid back our debts." 
To do that, she looks at one important number: your credit score. "If you are below the lending institution's threshold, they can deny you credit," Osborn said.
Credit scores range from 300 to 850. A good score is 670 and higher. A bad score is anything below 600. More than one-third of your score is based on payment history. Another third is how much you currently owe. Length of credit history makes up 15 percent. New credit makes up another 10 percent. 
Karen Scheuerman's company, A+ Credit, helps people with credit problems. Scheuerman said her company helps people "analyze their credit and tell them what they can do to improve their credit."
To do that, she has to see your credit report. You can get one free, once a year. All you have to do is visit:www.annualcreditreport.com and you can access reports from Equifax, TransUnion and Experian. All three numbers are important, although the lender looks at the middle number when approving or denying a loan.
The best thing you can do to get to the top of a banker's list is pay your bills on time. Late payments can really hurt you. Credit cards with high balances near your limit can also hurt your score, so pay it down or transfer it to other available cards. That could boost your score another 75 points. 
Lenders look at the balance-to-credit limit ratios, which should not be more than 30 percent. Don't request more money or more credit, and that could save you another 18 points. 
And find the mistakes on your report. A report by the Federal Trade Commission issued four years ago, showed that 79 percent of credit reports have errors on them. That could cost you up to 100 points on your total score, and that could mean higher interest rates. 
According to Chad McCullough with A+ Credit, "if your credit score is not where it needs to be, you're going to pay through the nose." 
A history of bankruptcies, tax liens or repossessions can cost you another 150 points. After seven years you can, and should, request that negative credit information be removed from your history. 
The bottom line: always pay attention to the details to raise your overall score because Scherman says the first thing lenders "look at is your credit score, and if it is below standard, they don't want to talk to you." 
Once you get a copy of your credit report, you need to examine it closely. Remember: no two credit reports are ever the same and what works for one consumer may not work for the other.  But the rules are the same for everyone. 
Scherman says "the majority have the ability to restore their credit and improve their scores."
When you're checking your report, look for inaccuracies, and check to be sure you have not been the victim of identity theft.
Obvious mistakes on your report can be removed quickly, which can boost your score in just weeks. One consumer let us use his credit report for an example. He did not want to be identified, so we'll call him "John."
We had McCullough review John's report. "You can see there's a 543 on one score to begin with, and there's also a 496 to Equifax and 571 to Experian."
Keep in mind, creditors look at all three numbers, and then go with the middle number.
Our experts attacked the negative items on John's report first. There were a number of accounts with delinquencies, which can drain your account. 
So the first thing John did was get all of his accounts paid up, eliminating all past due balances. Within 30 days, just by paying all of the minimum amounts due on all accounts, John boosted his score by 40 points. 
John also found some mistakes on his credit report such as negative information listed twice.  By disputing the information with the credit bureaus, his credit score jumped another 30 points. 
Another quick fix for John: he paid down some credit cards and transferred his big balances to other cards. Experts say it's usually not a good idea to have more than three cards, but none of your cards should carry substantial balances.
"We're talking balance to loan ratios - what the limit of the card is versus what the balance is should never be more than 30 percent," McCullough said.
Adhering to that formula yielded another 50-point boost on John's report. 
Inquiries can also hurt your score temporarily. John recently tried to open five new credit accounts, and each time he did that, his credit score dropped 18 points. So the minute he stopped asking for money from lenders, his score increased again - just enough to get approved for a mortgage loan. It increased 123 points, a dramatic boost which was accomplished in less than 30 days.
If you're still having problems boosting your score after using these tips, the Troubleshooter Department recommends seeking out the services of consumer credit counselors. Just make sure the company is reputable, registered with the state, and is in good standing with the Better Business Bureau.

http://www.wave3.com/story/8646528/how-to-improve-your-credit-score-quickly


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KHC Loan Products


KHC Loan Programs 








Conventional Loans
The KHC also offers a conventional loan program for borrowers with a credit score of 660 or better. The conventional loan features a quick turnaround time, requires a 20% down payment, and has no up-front or monthly mortgage insurance. Under the program, the loan is insured by an approved mortgage insurance company 

FHA Loans
The FHA loans offered through the KHC require that borrowers have a minimum credit score of 620. The loans feature down payments of as little as 3.5% and upfront and monthly mortgage insurance. The KHC’s Regular Down payment Assistance Program (DAP) can be used for the 3.5% down payment requirement.  All FHA loans are insured by the Federal Housing Administration (KHC Loan Programs 

VA Loans
As with all VA loans, the VA loans offered through the KHC are guaranteed by the Veterans Administration for qualified military veterans with a minimum credit score of 620. These loans feature:
·        no down payment if the property appraises for the sale price or greater;
·        flexible credit underwriting; and
·        no monthly mortgage insurance payments .


RHS Loans
RHS loans are guaranteed by Rural Housing Services (RHS) and are available only for homes located in a rural area as defined by RHS. Like the VA loan, the RHS loan requires that borrowers have a minimum credit score of 620, and doesn’t require a down payment if the property appraises for the sale price or greater 







-- 
Joel Lobb
Mortgage Loan Officer
Individual NMLS ID #57916

American Mortgage Solutions, Inc.
10602 Timberwood Circle 
Louisville, KY 40223
Company NMLS ID #1364


Text/call:      502-905-3708
fax:            502-327-9119
email:
          kentuckyloan@gmail.com



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How Much Can You Afford - Freddie Mac

How Much Can You Afford - Freddie Mac


How Much Can You Afford?


Determining how much “home you can afford” depends on several important factors including:
  • Your annual gross income. You can get a very rough estimate of your affordable home price range by multiplying your annual gross income by 2.5. For example, if your annual gross income is $50,000, you may be able to afford a home worth $125,000 (this varies depending on current interest rates, your debt and credit history).
  • Your credit history and score. Your credit can affect your ability to qualify for a mortgage and your mortgage rate. Before you shop for a house or a mortgage, find out what your credit score is by visiting www.annualcreditreport.com  or calling (877) 322-8228. Be sure to do this only once a year because your score can be negatively affected if pulled too often.
  • Current mortgage rates. Mortgage rates change constantly based on the economic factors that affect the demand for mortgages among investors like Freddie Mac. You can track mortgage rate trends by following Freddie Mac's Primary Mortgage Market Survey.
  • The amount of your down payment. You will have to make a downpayment of at least 5 percent of the home purchase price to qualify for a mortgage that meets Freddie Mac’s requirements. If you are able to put down 20 percent or more, you can avoid having to pay private mortgage insurance (PMI), reducing your monthly mortgage payment.
  • The type of home you are purchasing. If you are looking to buy a condominium, keep in mind that rates are typically higher for these loans and you’ll have to budget for the cost of your monthly condominium fee.
  • Your current lifestyle and future plans. You should consider your current living standards, as well as any future major expenses such as a wedding or college tuition. And, remember – buy what you can comfortably afford today, not five years from now.
  • Fees and closing costs. Remember to factor in the expenses and fees you will incur for a home appraisal, a home inspection and other professional services required to buy a home.

Key Ratios Lenders Use

To determine how much you can afford, it is helpful to follow the guidance and key ratios lenders use:
  • Housing Expense Ratio. Lenders recommend that your mortgage payment (principal, interest, taxes and mortgage insurance) be less than 28 percent of your monthly gross income.
  • Debt-to-Income Ratio. Lenders look to see that all your other debts (credit cards, student loans, alimony, child support, car loans and housing expenses) are less than 30-40 percent of your monthly gross income.

For More Information

Before you begin looking for a home, consider calling a HUD-approved housing counselor for free and confidential financial assistance. Housing counselors can help you determine how much you can afford and provide you with:
  • Holistic credit education
  • A confidential spending plan and debt counseling
  • Debt repayment programs
  • Financial management education
You may want to consult a professional financial adviser to help you set your financial goals. Also, take a look at our homebuying calculators to help you do the math. 





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New 30-year debt: FHA to collect MIPs for life of mortgage | HousingWire

New 30-year debt: FHA to collect MIPs for life of mortgage | HousingWire

Kentucky FHA Loans Only
NMLS# 57916
502-905-3708
kentuckyloan@gmail.com
 


Deep inside all of the information concerning the Federal Housing Adminstration lately, there is one underreported tidbit we want to point out.

For those of you who currently have FHA-backed mortgages and are looking into an streamlined refinance, the time to act is now. And here's why.

In its 2012 annual report, the U.S. Department of Housing and Urban Development announced it will reverse the original plan to cancel the mortgage insurance program for FHA mortgages, effective “sometime in 2013.” The effective date is dependent on when the loan is endorsed by HUD.

See, with the FHA short on mortgage insurance funds, it is having to take measures to protect this mortgage program.

Yes, we can expect that mortgage insurance premiums will increase soon, both upfront and annually. The FHA believes this will strengthen its capital position but not limit access to credit for qualified borrowers.

But after a certain amount of time, the borrowers no longer need to pay insurance premiums, even though FHA-backing remains in force for the life of the loan. That's going to end soon.

"While FHA’s 100% insurance guarantee remained in effect for the 30-year life of a loan, borrowers were only required to pay premiums for less than ten years," HUD said in a statement. "FHA has been left without premiums to cover losses on loans held beyond the period for which it collects premiums.

This change will apply to new loans."
Currently, once the principal balance on your mortgage reaches 78% and you have made a minimum of 60 mortgage payments, you are free from paying the premium.
New homebuyers who plan on using FHA for financing should expect to still see the mortgage insurance payments remain due on the loan until the house is sold or can be refinanced into a conventional mortgage.

FHA Acting Commissioner Carol Galante addressed the changes, saying, “We will continue to take aggressive steps to protect FHA’s financial health while ensuring that FHA continues to perform its historic role of providing access to homeownership for underserved communities and supporting the housing market during tough economic times.”
mhopkins@housingwire.com

 
Joel Lobb (NMLS#57916)Senior  Loan Officer
502-905-3708 cell
502-813-2795 fax
jlobb@keyfinllc.com

Key Financial Mortgage Co. (NMLS #1800)*
107 South Hurstbourne Parkway*
Louisville, KY 40222*



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Changes to Insurance Premiums for Louisville KentuckyFHA Loans

Changes to Insurance Premiums for Louisville Ky FHA Loans

The New 2012 Home Affordable Refinance Program (HARP) for Kentucky Mortgages






The New 2012 Home Affordable Refinance Program (HARP) for Kentucky Mortgages

Upside down on your Kentucky  home? 

Do you currently owe more on your home then what it is worth due to the current housing market?  If you do, you are not alone.  There are thousands of homeowners across the country that are in the same financial position.  These same people would love to reduce their interest rate, save finance charges, and lower their monthly payments but feel they can’t since their home has significantly reduced in value.  In some cases, families may owe 50% more then what their home is worth!  For example, a family may owe $150,000.00 on their home that they purchased 4 years ago.  At the time they purchased their home, the home was worth $200,000.00.  Now, due to foreclosure, short sales, and the current economic situation we are facing in theUS, their home is now worth $100,000.00.   A tough situation that now has a solution. 
On October 24, 2011, the Federal Housing Finance Agency, Fannie Mae, and Freddie Mac announced upcoming changes in the HARP program (Home Affordable Refinance Program) to attract more eligible home owners to refinance their home and save their hard earned income. 
The new enhancements to this program are as follows:

You May Be Eligible For the  HARP Program If:

1) Your home loan is owned or guaranteed by Fannie Mae or Freddie Mac.  
2) Your loan was sold to Fannie Mae or Freddie Mac before May 31, 2009.
3) You are current on your mortgage payments.
4) You owe more than your home is worth, or is there minimal equity in your home.
5) You have made all of your mortgage payments on time in the last 6 months.
6) You have had NO sixty (60) day late payments in the past 12 months.



  • Eliminate certain risk-based fees for home owners who refinance into shorter term mortgage and lowering fees for others
  • REMOVING the current 125% loan to value (what is your LTV?  refer to the formula at the bottom of this article) ceiling for fixed rate mortgages backed by Fannie Mae and Freddie Mac.  This is huge as it allows borrowers who fit in the example illustrated in the beginning of this article to now take advantage of these lower interest rates through a refinance.  Before, the home owner would just be turned down for financing.  Now, if they owe 50% more then what their home is worth, they could save through rate reductions.
  • Eliminating the need for a new appraisal where there is a reliable automated valuation model (AVM) providing a credible current market estimate of the property value.
So how do you know if you qualify for this program?  Here are the guidelines:
  • You have a mortgage owned or guaranteed by Fannie Mae or Freddie Mac.
  • Owe more then your home is worth.
  • You do not have an FHA, VA or USDA loan.
  • You are current on your mortgage payments and have not been more than 30 days late making a payment over the last year.
  • The refinance will improve the long-term affordability or stability of your mortgage.
  • You have the ability to make the new payments.
  • Must have a loan originally sold to Fannie or Freddie on or before May 31, 2009
The finalized details associated with the removal of the current 125% LTV ceiling and other guidelines will be published on or before 11/15/2011.  Until then, you can refer to the link below for further research.
Do you have a Fannie Mae or Freddie Mac loan?  Find out here.  Very simple.
http://www.FannieMae.com/loanlookup/ or call 1-800-732-6643
https://www.FreddieMac.com/corporate/ or call 1-800-373-3343

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2012 Mortgage Loan Update

2012 Mortgage Loan Update



2012 Mortgage Loan Update

  
The requirements to get a mortgage loan in 2011 are just as stringent as it was in 2010. There has been lots of Federal regulation implemented in the banking industry that has caused some issues. Over regulation is never good for any industry but in some cases are necessary to protect the consumer. Nether less here are the requirements for mortgages currently.
Credit Requirements
Most lenders are going to require a minimum 640 credit score to get a mortgage loan. This means out of all 3 credit bureaus your middle credit score needs to be a 640 or above.  Now there are some lenders that will go lower on your credit score requirement, but the rules are strict. Most of these lenders will require down payment (No Gifts Allowed) and 3 to 4 months mortgage payment in the bank after you close. In most cases even though a lender advertises they provide financing for scores below a 640, the guidelines typically make it tough to get financed. Let’s just face the facts. If your score is below 640 in this current market it is extremely tough for banks to sell that loan to other banks. So most banks only finance loans that are marketable.
FHA Loans
FHA has their own guidelines for loans they will insure. Remember FHA is not a bank, but a government agency that insures loans provided by FHA approved lenders. Even though FHA has its rules, a bank will have a set of its own rules as well. A bank in today’s market in most cases is only willing to finance FHA loans down to a 640 credit score. FHA however will insure loans down to a 540 credit score with 20% down. So there is a lot of confusing information out there about who will do what. You will find that most lenders will not provide financing for loans with credit scores below a 640. FHA also requires that you put down a minimum of 3.5% of the sales price.
Conventional Loans
Conventional loans are typically for borrowers with money to put down and good credit scores. Most lenders in this current market will require a 660 credit score to get a conventional loan financed. In most cases a credit score of 720 or above is ideal for conventional loans. Since conventional loans are approved through automated underwriting engines created by Freddie Mac and Fannie Mae, the higher your credit scores are the better terms you will get. Conventional loans currently require a minimum of 5% down of the sales prices.
VA Loans
VA loans are loans for veterans. This loan is 100% financing currently and most lenders require a 620 credit score. A DD-214 will be required to show you were honorably discharged. This is a very popular with veterans because of the terms.
USDA
USDA is a loan for rural areas. If you don’t mind driving from a suburban area, this is a great loan. The loan is 100% financing and currently some lenders will go down to a 620 credit score. You also must qualify with the medium income requirements for the area you are buying in. Like any loan there are restrictions with this loan, but the terms make it attractive for moderate income families.
Needs List for a Mortgage Loan
There is basic information needed to get a mortgage. Here is the list.
1.    Last two years W2’s
2.    Last two years tax returns (all pages) This is new and a couple years ago was only required for the self employed and for those whose income was 25% or higher commission based..
3.    Last 2 months bank statements ( all pages)
4.    Last 30 days paycheck stubs
5.    Landlord Name & Number
The needs list provided is a standard list most banks use. During the application process a loan officer or underwriter may require additional information depending on your particular circumstances.
You’re Credit Report
An educated consumer saves money typically. Especially if you know what your credit scores are. After all lenders are in business to make money like any other company. If you walk into a loan application without a clue in regards to your credit report the lender will attempt to charge you more. Make sure you know what is on your credit report along with what your credit scores are with all 3 credit bureaus.

Conclusion

I don’t expect lenders to lower the bar anytime soon. After recent bank failures all over the country I don’t blame them.
The government is still pressuring banks to lend again, even after the recent banking debacle. A matter of fact all banks are lending to those who have the credit to get a loan. It only makes sense to lend to borrowers that show responsibility and have a stake in the loan which would be in the form of a down payment. Being able to get a loan with a 620 – 640 credit score in my opinion is still pretty risky.
Mike Clover
CreditScoreQuick.com




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FHA changes won't impact most buyers | Inman News

FHA changes won't impact most buyers | Inman News


Underwriting standards, minimum down payments remain intact


A bailout for FHA? Don't bet on it.
And what's the practical significance of the steps the agency announced last week to avoid a meltdown? What impact will they have for homebuyers and sellers who rely on FHA for affordable financing?
Less than you might think if you read some of the dire reports on Friday's news: FHA's capital reserve ratio to support its single-family and reverse mortgage programs plummeted to -1.44 percent, according to an independent audit, representing a negative economic value of more than $16 billion.
You may have also read that in response, the FHA plans to raise its annual mortgage insurance premiums from 1.25 percent to 1.35 percent early next year, and revoke new borrowers' ability to cancel their premiums once their loan balances hit the 78 percent LTV level.
The agency also is going to expand pre-purchase counseling efforts for applicants with low credit scores and minimal down payments, and step up efforts to promote short sales to seriously delinquent owners who are likely headed for foreclosure.
Taken together, the changes don't appear to be a big deal for most buyers who opt for FHA loans. In fact, you can argue that what's not being changed is far more noteworthy than what is:
  • Minimum down payments will still be 3.5 percent. The agency resisted demands that it boost the minimum to 5 percent.
  • There will be no risk-based pricing on premiums, another demand by critics. FHA will continue to its one-price-for-all system in which low-risk borrowers essentially subsidize the premiums of higher-risk borrowers.
  • Underwriting will continue to be generous on key items like debt-to-income ratios.
Whereas Fannie's and Freddie's automated underwriting systems cut off applicants who have back-end (total debt including housing) ratios much above 45 percent, loan officers tell me FHA sometimes allows them to push through back-end DTIs in excess of 56 percent, and even front-end (housing) ratios of more than 45 percent.
None of this is changing because, in the words of Bob Ryan, a senior adviser to HUD Secretary Shaun Donovan, "we don't want to overreact" to an audit report that may have exaggerated the gravity of the agency's situation.
The audit report used house price projections that did not reflect important gains in recent months, for example, and did not take full account of revenues being generated by the agency's high-performing, low-loss recent books of insurance business.
David H. Stevens, immediate past FHA commissioner and current CEO at the Mortgage Bankers Association, told me it's doubtful FHA will need a cash infusion next September from the Treasury because "they (the leadership at FHA) have all next year to replenish the fund" with additional tweaks to premiums, increasing the pace and productivity of REO dispositions, and restructuring the ailing Home Equity Conversion (HECM) reverse mortgage program to cut losses.
Continuing increases in home prices will help out a lot, since depressed home values in the 2008 and 2009 vintages of FHA originations have plagued the agency and created the bulk of its current problems.
The decision to retain the 3.5 percent minimum down payment was especially key, said Stevens. FHA can raise or lower premiums anytime, "but once you raise the down payment (minimum), that would be difficult to chip back."
More importantly, raising minimum down payments would exclude large numbers of first-time buyers with good jobs who are solid credit risks, but simply lack the cash to make the type of down payments required in the conventional marketplace.
Turning away qualified applicants because they couldn't come up with another 1.5 percent in down payment cash would be an abandonment of FHA's traditional mission of opening the door to homeownership for moderate-income families, especially first-time purchasers and minorities.
In some local markets, FHA finances well over half of all purchase loans. In the first three months of 2012, it held around a 32 percent market share of new purchase loans nationwide.
Another step FHA didn't announce last week but soon will: reining in seller concessions to buyers to help pay for closing costs and lender fees.
Seller concessions, like the now-prohibited seller-funded down payment assistance programs that were commonplace in 2004-2008, can distort transactions by cutting buyers' initial stakes in the property to zero or even negative equity, and have been linked to losses to the insurance fund.
Though FHA has proposed a tiered system that would lower maximum contributions for many sellers to 3 or 4 percent and restrict the current 6 percent maximum to low-balance loans, it has not yet published a final rule.
When I asked FHA Commissioner Carol Galante on Friday for an estimate on the timing of the final rule, she rolled her eyes, lamented the frustrations of jumping through the bureaucratic hoops required to get a new federal regulation onto the street, and said "soon."
This month? "No." December? "I hope so." But even when finalized, the rules will almost certainly give real estate brokers and lenders time to adjust.
So bottom line: 6 percent seller concessions are likely to be available for purchasers into the early first quarter of 2013. After that, they're history.
Ken Harney writes an award-winning, nationally syndicated column, "The Nation's Housing," and is the author of two books on real estate and mortgage finance.

Louisville KentuckyHome Mortgage Loans: Mortgage Refinance Tips

Louisville Kentucky Home Mortgage Loans: Mortgage Refinance Tips





Joel Lobb (NMLS#57916)Senior  Loan Officer
502-905-3708 cell
502-813-2795 fax
jlobb@keyfinllc.com

Key Financial Mortgage Co. (NMLS #1800)*
107 South Hurstbourne Parkway*
Louisville, KY 40222*

FHA Credit Qualifying Streamline Refinance RHS Refinance Pilot Program

KHC Refinance Products

KHC Refinance Products

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To qualify for a KHC refinancing option, you must contact an approved lender and meet the requirements below:
FHA Credit Qualifying Streamline Refinance:
  • 640 minimum credit score
  • Appraisal required
  • Maximum LTV/CLTV 97.75 percent (125 percent CLTV)
  • 30-year term
  • FHA existing loan
FHA Rate/Term Refinance
  • 640 minimum credit score
  • Appraisal required
  • Maximum LTV/CLTV 97.75 percent (97.75 percent CLTV)
  • 30-year term
  • Conventional, RHS, VA, or FHA existing loans
RHS Refinance Pilot Program – AN 4634
  • Must meet KHC and RHS Guarantee’s household income limitations;
  • Must reside in eligible rural location and remain as principle residence;
  • Must have made timely mortgage payments for the last 12 months and have a minimum 640 credit score.
  • New interest rate must be 1 percent below current interest rate.
  • Existing loan must be a 502 guaranteed loans only.
  • Ratio calculation not required.
  • Must be a manual underwrite and not processed through GUS.
  • Borrower must be employed at time of closing or have alternative sources of income, such as retirement, social security, disability, alimony, or child support.
  • Refinance balance consists of:  Principal balance of loan + the full upfront guarantee fee + funds to close.  The applicable upfront fee is 1.5 percent .  No cash out is permitted.  Annual fee is applicable.  For 2012 the annual fee is .3 percent.
  • Income:  Verification of all sources for income eligibility only—not for repayment.




Joel Lobb (NMLS#57916)Senior  Loan Officer
502-905-3708 cell
502-813-2795 fax
jlobb@keyfinllc.com

Key Financial Mortgage Co. (NMLS #1800)*
107 South Hurstbourne Parkway*
Louisville, KY 40222*




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No Closing Costs Mortgage Louisville Kentucky




Zero Closing Costs Mortgage in Louisville Kentucky . Apply Below for your free No Closing Costs Mortgage.



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Joel Lobb
Senior  Loan Officer
(NMLS#57916)

American Mortgage Solutions, Inc.
800 Stone Creek Pkwy, Ste 7,
Louisville, KY 40223

 phone: (502) 905-3708
 Fax:     (502) 327-9119

 Company ID #1364 | MB73346
 

 



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Buying a Home/U.S. Department of Housing and Urban Development (HUD)

Buying a Home/U.S. Department of Housing and Urban Development (HUD)


Buying a Home
Thinking about buying a home? We have information that can help! Got questions? Talk to one of our housing counselors!
1. Figure out how much you can afford
What you can afford depends on your income, credit rating, current monthly expenses, downpayment and the interest rate.

2. Know your rights
3. Shop for a loan
4. Learn about homebuying programs
5. Shop for a home
6. Make an offer
7. Get a home inspection
8. Shop for homeowners insurance
9. Sign papers
You're finally ready to go to "settlement" or "closing." Be sure to read everything before you sign!


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