I specialize in Kentucky First Time Homebuyers FHA, VA, USDA & Rural Housing, KHC and Fannie Mae mortgage loans. I have helped over 900 Kentucky families buy their first home and refinance their current mortgage for a lower rate; Kentucky First time buyers $0 down still available with down payment assistance with KHC. Free Mortgage applications same day approvals. Web site is not endorsed by the FHA, VA, USDA govt agency. Text/call 502-905-3708 firstname.lastname@example.org
NMLS 57916 NMLS ID 1364
Understand your eligibility: Familiarize yourself with the eligibility requirements for a Kentucky VA loan. Ensure you meet the service requirements and obtain a Certificate of Eligibility (COE) from the Department of Veterans Affairs (VA) before applying for a loan.
Check your credit score: Although the VA doesn't have a minimum credit score requirement, most lenders do with that threshold being 620, with some going down to 580. Ensure your credit score is in good shape before applying for a Kentucky VA loan. Review your credit report, dispute any errors, and take steps to improve your score if necessary.
Save for a down payment if possible: Kentucky VA loans typically do not require a down payment, but having some savings set aside can be helpful. It can be used for closing costs or as a buffer for unexpected expenses during the home buying process.
Gather necessary documents: Be prepared to provide documentation such as pay stubs, tax returns, bank statements, and other financial records. Start gathering these documents early to expedite the loan application process.
Get preapproved: Getting preapproved for a Kentucky VA loan can give you a clearer understanding of your budget and help you in the home search process. It also demonstrates to sellers that you are a serious buyer.
Shop around for the best rates: While VA loans generally have competitive interest rates, it's still important to shop around and compare offers from different lenders. This can help you secure the best rate and terms for your loan.
Be mindful of the property requirements: VA loans have specific property requirements, including a VA appraisal to ensure the property meets VA guidelines. Be aware of these requirements to avoid potential issues during the loan process.
Understand the funding fee: Kentucky VA loans require a funding fee, unless your are exempt due to disability rating from VA, which helps offset the cost of the loan program to taxpayers. Be aware of the funding fee percentage based on your specific situation and factor it into your budget.
Work with a knowledgeable Kentucky VA Mortgage real estate agent: Partnering with a real estate agent who understands the Kentucky VA loan process can be beneficial. They can guide you through the home-buying process and help you find properties that meet Kentucky VA loan requirements.
Joel Lobb Mortgage Loan Officer
American Mortgage Solutions, Inc. 10602 Timberwood Circle Louisville, KY 40223 Company NMLS ID #1364
The view and opinions stated on this website belong solely to the authors, and are intended for informational purposes only. The posted information does not guarantee approval, nor does it comprise full underwriting guidelines. This does not represent being part of a government agency. The views expressed on this post are mine and do not necessarily reflect the view of my employer. Not all products or services mentioned on this site may fit all people. NMLS ID# 57916, (www.nmlsconsumeraccess.org).
Is your credit score high enough for a Kentucky VA Home Loan Approval?
Usually, 620 or Higher is better for 2 reasons lower rate and less
stipulations from the underwriter Do you have sufficient credit depth for a Kentucky VA Home Loan Approval?
Generally, all on-time payments in the last 12 months. They like to see two-three paid on time for the last 12 months
Do you make enough money to cover all your debts, including the new Kentucky VA mortgage?
Debts divided by your gross monthly income is lower than 50%. I have
seen many exceptions to this with compensating factors. I have seen as high as 78% debt ratio get approved through the AUS if you have high credit scores (720 or higher, good residual income, a lot of assets, ie money in the bank, retirement, etc.
-Do you have a high probability of continuing to make that same income?
Two years of stable job history is the best. If you were off work sometimes a good letter of explanation will suffice for a job gap. i.e. hurt, medical, etc.
What is a credit score required for a Kentucky VA Home Loan?
There is no minimum credit score in the VA guidelines.
But, the lender may have a minimum score. It is called credit "overlays".
Most Kentucky VA Home lenders will require a 620 middle credit score.
You have three fico scores from Experian, Equifax, and Transunion.
They will use the middle score of the three. For example, if you have a 675,689,619,
your qualifying fico score to be used would be 675. you can possibly get a VA home
loan approval with a lower score, but you will
have to provide a lot of other information to get that approval
. What does Debt to income mean for a Kentucky VA Home Loan Approval?
Your ratio of total monthly debt payments on the credit report divided by your gross
monthly income. They do not include, utilities, car insurance, cell phone bills,
only credit reporting items. Typically on a VA home loan, they like to see that number around 43% on the back-end ratio for loan approval. You can go above this with high credit scores, good residual income, assets in the bank, etc. Conversely, if you have a low fico score, no money in the bank, going up in house payment from your current housing payment, or low va residual income. then you will need to be under this.
VA residual income is one of the major underwriting guidelines required to qualify for a Louisville Ky VA mortgage. Residual income is calculated by determining the gross monthly income of the veteran and spouse. Then, ... deduct from that total gross monthly income the following monthly expenses:
Proposed new monthly house payment (PITI: principle, interest, taxes and insurance)
Estimated Maintenance and Utilities
Monthly Child Care Expense
Alimony or Child Support
Monthly consumer debt payments: installment and revolving credit cards
The balance remaining is "residual income" and will determine whether the borrower qualifies based on the table below.
Louisville Ky VA's minimum residual incomes (balance available for family support) are a guide. They should not automatically trigger approval or rejection of a loan. Instead consider residual income in conjunction with all other credit factors.
An obviously inadequate residual income alone can be a basis for disapproving a loan.
If residual income is marginal, look to other indicators such as the applicant's credit history, and in particular, whether and how the applicant has previously handled similar housing expense.
Consider whether the purchase price of the property may affect family expense levels. For example: A family purchasing in a higher priced neighborhood may feel a need to incur higher-than-average expenses to support a lifestyle comparable to that in their environment. Whereas a substantially lower priced home purchase may not compel such expenditures.
Also consider the ages of the applicant's dependents in determining the adequacy of residual income. Count all members of the household (without regard to the nature of the relationship) when determining "family size," including:
An applicant's spouse who is not joining in title or on the note, and
Any other individuals who depend on the applicant for support. For example, children from a spouse's prior marriage who are not the applicant's legal dependents.
Exception: The lender may omit any individuals from "family size" who are fully supported from a source of verified income which, for whatever reason, is not included in effective income in the loan analysis.
For example: A spouse not obligated on the note who has stable and reliable income sufficient to support his or her living expenses, or a child for whom sufficient foster care payments or child support is received regularly.
Reduce the residual income figure (from the following tables) by a minimum of 5% if the applicant or spouse is an active-duty or retired serviceperson, and there is a clear indication that he or she will continue to receive the benefits resulting from use of military-based facilities located near the property.
Use 5% unless the Louisville Ky VA office of jurisdiction has established a higher percentage, in which case, apply the specified percentage for that jurisdiction.