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Posts Tagged ‘va home loan’

VA 4.5% 30 Yr Fixed Rates are Available for Veterans Again

Tuesday, March 9th, 2010

 

This blog post will be short and sweet because I want the video above to do the talking.  That said it is very important that any veteran home owner eligible for a VA streamline loan or even a VA cashout loan be aware that 4.5% VA rates have returned once again to the market!  Most of the approved loan officers here at LowVARates would have never guessed that we would have seen this low 30 yr fixed rate return, but we are all certainly happy that it has.  The FED will stop buying mortgage backed securities is just about a month, so we do not expect interest rates to stay this low much longer.  If you have been waiting to refinance, YOU BETTER DO IT NOW.

Credit Score Basics

Friday, February 5th, 2010

 

We depend on credit for so many important things in life — whether it’s for buying a car, house or computer or getting a student loan. A three-digit number — your credit score – can determine whether you can do these things and even how much it will cost you.

How can a simple number determine whether you can buy a house or car? If you’ve read How Credit Reports work, you know that your credit report contains a history of how you’ve paid your bills, how much open credit you have, and anything else that would affect your creditworthiness. Your credit score boils down all of that information to a three-digit number. Using the credit score, lenders can predict with some accuracy how likely the borrower is to repay a loan and make payments on time. It’s how electronics and department stores can offer instant credit.

This incredibly important number, which affects how much you pay for credit, insurance and other life necessities, used to be hidden from consumers. Until recently, only lenders and other businesses that used the score could access it. Fair Isaac and Company, which developed the score, felt that the score would only confuse consumers since there was nothing to tell them what it meant or what lenders were looking for.

In 2001, however, all of this changed due to pressure from the U.S. Congress and industry and consumer groups. Now you can view your credit score from credit reporting agencies and credit monitoring services.

But to help us understand that number and ultimately know how to improve it, we’ll need to find out how it’s calculated.

 

Credit Score Breakdown


Your credit score is calculated by weighing information in your credit report.

Although there are several scoring methods, most lenders use the FICO method from Fair Isaac Corporation. Each of t­he three major credit bureaus (Experian, Equifax and TransUnion) worked with Fair Isaac in the early 1980s to come up with the scoring method.

A credit score is determined much like a grade in school. Just like a teacher calculates grades by taking scores from tests, homework, attendance and anything else they want to use, weighing each one according to importance to come up with a final, single-number score. It’s the same for a credit score. But instead of using the scores from pop quizzes and papers, it uses the information in your credit report.

The number ranges from 300 to 850. Although the exact formula for calculating the score is proprietary information and owned by Fair Isaac, here’s an approximate breakdown of how it is determined:

35 percent of the score is based on your payment history. This makes sense since one of the primary reasons a lender wants to see the score is to find out if (and how promptly) you pay your bills. The score is affected by how many bills have been paid late, how many were sent out for collection and any bankruptcies. When these things happened also comes into play. The more recent, the worse it will be for your overall score.

30 percent of the score is based on outstanding debt. How much do you owe on car or home loans? How many credit cards do you have that are at their credit limits? The more cards you have at their limits, the lower your score will be. The rule of thumb is to keep your card balances at 25 percent or less of their limits.

15 percent of the score is based on the length of time you’ve had credit. The longer you’ve had established credit, the better it is for your overall credit score. Why? Because more information about your past payment history gives a more accurate prediction of your future actions.

10 percent of the score is based on new credit. Opening new credit accounts will negatively affect your score for a short time. This category also penalizes hard inquiries on your credit in the past year. Hard inquiries are those you’ve given lenders permission for, as opposed to soft inquiries, which include looking at your own score and have no effect on the score. However, the score interprets several hard inquiries within a short amount of time as one to account for the way people shop around for the best deals on a loan.

 

10 percent of the score is based on the types of credit you currently have. It will help your score to show that you have had experience with several different kinds of credit accounts, such as revolving credit accounts and installment loans.

This information is compared to the credit performance of other consumers with similar histories and profiles. The three major credit bureaus each have their own version of the credit score, all of which are based on the original Fair Isaac scoring method. Equifax has the BEACON system, TransUnion has the classic FICO Risk Score system, and Experian has the Experian/Fair Isaac RISK system. Some lenders also have their own scoring methods, which may include information such as your income or how long you’ve been at the same job.


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We depend on credit for so many important things in life — whether it’s for buying a car, house or computer or getting a student loan. A three-digit number — your credit score — can determine whether you can do these things and even how much it will cost you.

How can a simple number determine whether you can buy a house or car? If you’ve read How Credit Reports work, you know that your credit report contains a history of how you’ve paid your bills, how much open credit you have, and anything else that would affect your creditworthiness. Your credit score boils down all of that information to a three-digit number. Using the credit score, lenders can predict with some accuracy how likely the borrower is to repay a loan and make payments on time. It’s how electronics and department stores can offer instant credit.

This incredibly important number, which affects how much you pay for credit, insurance and other life necessities, used to be hidden from consumers. Until recently, only lenders and other businesses that used the score could access it. Fair Isaac and Company, which developed the score, felt that the score would only confuse consumers since there was nothing to tell them what it meant or what lenders were looking for.

In 2001, however, all of this changed due to pressure from the U.S. Congress and industry and consumer groups. Now you can view your credit score from credit reporting agencies and credit monitoring services.

But to help us understand that number and ultimately know how to improve it, we’ll need to find out how it’s calculated.

 

Credit Score Breakdown


Your credit score is calculated by weighing information in your credit report.

Although there are several scoring methods, most lenders use the FICO method from Fair Isaac Corporation. Each of t­he three major credit bureaus (Experian, Equifax and TransUnion) worked with Fair Isaac in the early 1980s to come up with the scoring method.

A credit score is determined much like a grade in school. Just like a teacher calculates grades by taking scores from tests, homework, attendance and anything else they want to use, weighing each one according to importance to come up with a final, single-number score. It’s the same for a credit score. But instead of using the scores from pop quizzes and papers, it uses the information in your credit report.

The number ranges from 300 to 850. Although the exact formula for calculating the score is proprietary information and owned by Fair Isaac, here’s an approximate breakdown of how it is determined:

35 percent of the score is based on your payment history. This makes sense since one of the primary reasons a lender wants to see the score is to find out if (and how promptly) you pay your bills. The score is affected by how many bills have been paid late, how many were sent out for collection and any bankruptcies. When these things happened also comes into play. The more recent, the worse it will be for your overall score.

30 percent of the score is based on outstanding debt. How much do you owe on car or home loans? How many credit cards do you have that are at their credit limits? The more cards you have at their limits, the lower your score will be. The rule of thumb is to keep your card balances at 25 percent or less of their limits.

15 percent of the score is based on the length of time you’ve had credit. The longer you’ve had established credit, the better it is for your overall credit score. Why? Because more information about your past payment history gives a more accurate prediction of your future actions.

10 percent of the score is based on new credit. Opening new credit accounts will negatively affect your score for a short time. This category also penalizes hard inquiries on your credit in the past year. Hard inquiries are those you’ve given lenders permission for, as opposed to soft inquiries, which include looking at your own score and have no effect on the score. However, the score interprets several hard inquiries within a short amount of time as one to account for the way people shop around for the best deals on a loan.

 

10 percent of the score is based on the types of credit you currently have. It will help your score to show that you have had experience with several different kinds of credit accounts, such as revolving credit accounts and installment loans.

This information is compared to the credit performance of other consumers with similar histories and profiles. The three major credit bureaus each have their own version of the credit score, all of which are based on the original Fair Isaac scoring method. Equifax has the BEACON system, TransUnion has the classic FICO Risk Score system, and Experian has the Experian/Fair Isaac RISK system. Some lenders also have their own scoring methods, which may include information such as your income or how long you’ve been at the same job.

 

 

 

 

VA Loan and the Specially Adapted Housing Program

Monday, December 14th, 2009

Aside from the well-known VA home loan program available to veterans, the VA also offers other home-related benefits to service men and women. One of these is the Specialty Adapted Housing Program, which was designed to provide grants to qualified service members with specific service-connected disabilities, for the purpose of constructing an adapted home or modifying an existing home to meet their adaptive needs. According to the VA, “the goal of the Specially Adapted Housing (SAH) Grant Program is to provide a barrier-free living environment that affords the veterans or service members a level of independent living he or she may not normally enjoy.”

Below are the two types of adaptive housing grants available to assist severely disabled veterans or service members, and some general information about them. The terms of eligibility and grant use differ slightly for each grant. For detailed information check out these links to publications by the VA or contact your local VA Regional Loan Center:

http://www.homeloans.va.gov/docs/part1_va_pamphlet_26_jrd_edits_doc_rev_11052009.pdf

http://www.homeloans.va.gov/docs/part2_va_pamphlet_26_jrd_edits_doc_rev_11052009.pdf

Specially Adapted Housing Grant -

Which veterans or service members are basically eligible for the grant?

The Specially Adapted Housing Grant is available to veterans or service members who are entitled to compensation for permanent and total service-connected disability due to:

· The loss, or loss of use, of both lower extremities such as to preclude locomotion without the aid of braces, crutches, canes, or a wheelchair.

· Blindness in both eyes having only light perception, plus loss or loss of use of one lower extremity.

· The loss, or loss of use, of one lower extremity together with: (1) residuals of organic disease or injury, or (2) the loss or loss of use of one upper extremity.

· The loss, or loss of use, of both upper extremities, so as to preclude use of the arms at or above the elbows.

· The permanent and total disability is due to a severe burn injury (as so determined).

How much specially adapted housing assistance can a veteran or service member receive?

· An eligible veteran or service member may receive a VA grant of not more than 50 percent of the cost of a specially adapted house, up to the aggregate maximum amount allowable by law. The current maximum grant amount allowable at the time of this publication is $63,780. This amount will be adjusted annually based on a cost-of-construction index. The first adjustment occurred October 1, 2009, and future adjustments will take place each October 1 thereafter. Any future adjustments will increase the grant amounts or leave them unchanged.

How may the grant be used?

An eligible veteran or service member has the option to use up to the full amount of the grant under any one of the following plans:

· Plan (1): The veteran or service member may elect to construct a home on land to be acquired for that purpose.

· Plan (2): The veteran or service member may build a home on land already owned if it is suitable for specially adapted housing.

· Plan (3): The veteran or service member may remodel an existing home if it can be made suitable for specially adapted housing.

· Plan (4): When the veteran or service member has already acquired a specially adapted home (without the assistance of a VA grant), the grant may be applied against the unpaid principal mortgage balance of the home.

Special Housing Adaptation Grant -

Which veterans or service members are basically eligible for the Special Housing Adaptations Grant?

Veterans or service members who are entitled to compensation for permanent and total service-connected disability due to:

· Blindness in both eyes with 5/200 visual acuity or less, or

· The anatomical loss or loss of use of both hands.

· The permanent and total disability is due to a severe burn injury (as so determined).

How much special housing adaptation assistance can a veteran or service member receive?

An eligible veteran or service member may receive a VA grant for the actual cost to adapt a house or for the appraised market value of necessary adapted features already in a house when it was purchased, up to the maximum grant amount allowable by law. The current maximum grant amount allowable at the time of this publication is $12,756. This amount will be adjusted annually based on a cost-of-construction index. The first adjustment occurred October 1, 2009, and future adjustments will take place each October 1 thereafter. Any future adjustments will increase the grant amounts or leave them unchanged.

How may the grant be used?

An eligible veteran or service member has the option to use up to the full amount of the grant under any one of the following plans:

· Plan (1). The veteran or service member may elect to construct a home on land to be acquired for that purpose.

· Plan (2). The veteran or service member may build a home on land already owned if it is suitable for specially adapted housing.

· Plan (3). The veteran or service member may remodel an existing home if it can be made suitable for specially adapted housing.

· Plan (4). When the veteran or service member has already acquired a specially adapted home (without the assistance of a VA grant), the grant may be applied against the unpaid principal mortgage balance of the home.

*Note that if a veteran or service member qualifies for both benefits, the law limits him/her to the use of the larger grant.

If you feel you may be eligible for one of these grants, contact the Specially Adapted Housing Agent at your local VA Regional Loan Center for more information.

If you are in need of help with your home loan, need a VA streamline, or a VA loan in any state including a Texas VA Loan we can help.

VA loans: A Call to action

Monday, November 23rd, 2009

In the quickly changing landscape of mortgages VA loans stand alone. The VA backed mortgage is very advantageous for those who are able to take advantage of it. Worries about appraisals for refinances? Gone. Worries about help making payments in hard times? Gone. Stress over a down payment for your first home? Gone.

From the outset the VA has worked to make VA loans both affordable and smart. Many veterans may not have the requisite 15-20% for a down payment on a conventional loan. The home that they are buying may not fall within the guidelines for an FHA purchase. The VA mortgage fills this gap for America’s Veterans and allows a nice home to be purchased with 100% financing. Along with this purchase the VA has services available when times are tough and the mortgage payment is in jeopardy of not getting made. Perhaps the easiest of the programs is the streamline refinance, where without an appraisal the veteran can refinance the loan in to a lower rate or shorter term with no cash out of pocket for the refinance transaction.

By using a VA loan veterans can ensure an increased level of stability, increased cash flow from lower payments, and access to the lowest rates at any given time through the VA streamline program and VA loans are the same whether you are in need of a Texas VA Loan or a California VA Loan.

To help with your purchase or refinance transaction, contact LowVARates.com to see how you can get on the road to home ownership, and lower monthly payments.

Should Veterans Refinance VA Loans With a VA IRRRL or Streamline Loan?

Friday, November 20th, 2009

My father has always told me that I need to keep it simple. I tend to ramble when writing, so I’m going to take the high road and make this short and sweet for everybody reading.

If you haven’t refinanced yet, and the proposed loans will positively save you money within the first five years… Just do it.

If you’re “thinking” about it but haven’t even figured out whether it’s worth your while?         Just do it. Either it is, or it isn’t.

Truth be told, I’m keeping this message simple because I don’t have the time to go on and on like I’ve done in prior posts, about the countless reasons why you should refinance. I’ve been putting in 60 hour weeks just trying to ensure that my borrowers get their loan closed in November. Everyone I speak with already knows about the two deferred payments; everyone knows about escrow refunds, energy-efficient mortgages, and no-out of pocket costs. The VA Streamline is about as simple as it gets when it comes to home loans.

Simple requirements = tons of qualified applicants, right? These days, e-mailing applications and exchanging information via fax has made it easy for me to get these loans into underwriting in as little as 2-3 days in some cases.

However, for as simple as the VA loan is, and as great as these rates are, by sharp contrast these lenders are equally, if not more difficult than ever.

They sure were an easy-going group until recently. They were like that rich, drunk friend who acted recklessly, but seem to have cleaned up their act to some extent. But even after taking all that bailout money, that hasn’t kept them from being the profit hungry machines they are.

Profit-hungry lenders, unfortunately, are exactly who we have to deal with when we’re looking to deliver the best rates. Hence, selectivity has entered the equation. The more selective a lender is in choosing borrowers, the more profitable his loan portfolio will be. It’s nothing short of price discrimination, much like health insurance companies.  Minimum credit scores, valuation requirements (appraisals), tiered credit pricing, and exclusions for investment properties, manufactured properties, etc. have all become the standard qualifying procedures for many lenders. The domino effect only worsens the our odds of qualifying you with time.

Luckily, with the spectrum of lenders we work with, we can still find a home for just about anybody’s loan. But it’s getting tougher and tougher every day.

It seems that just about every month, I have interested borrowers who find out that the lender we were hoping to use has just disqualified them based upon new criteria.

And every month, I am able to qualify fewer of my valued clients, with fewer of these competitive lenders. The VA Streamline loan used to be an easy solution. It’s becoming a meritocracy.

So much of my time it seems, is spent trying to communicate the urgency to my borrowers that there is no time like the present to get this refinance done.

In fact, right now I’ve got some borrowers whose loans need to close ASAP. If they close even one week behind schedule, they will be disqualified under this lender’s new standards.

So like I said… I’m short on time, I’m keeping the message simple. Don’t wait. Your opportunity will not last forever. It doesn’t cost a thing to process your application and lock in a rate.

You’ve got nothing to lose. 30 minutes of your time is a small price to pay for all that the VA Streamline loan brings.

See, I’ve already spent too much time telling you this.

Reusing VA eligibility: Can I obtain another VA loan?

Tuesday, November 17th, 2009

 The short answer is yes. Basically, once you’ve established eligibility, it’s sort of like establishing a credit limit. Your eligibility is for a specific maximum entitlement; some individuals may be able to purchase a home without using his or her full entitlement. In that situation, it is possible to put the remaining entitlement towards financing a second property. Additionally, it is possible to restore the full entitlement amount by meeting certain requirements and applying for restoration of entitlement with form 26-1880. The simple version of the restoration requirements are that the loan is either fully paid or transferred to an eligible veteran. There is a one-time-only option for restoration of entitlement if the original property secured with the paid-in-full-loan is still in the veteran’s possession. Once again, your loan officer will be able to handle all this for you.

Can a Veteran Home Owner Rent out a His/Her Current Home and Buy a New Home With a New VA Loan?

Thursday, November 5th, 2009

Using a VA loan to purchase your home is one of the smartest things you can do as ahome buyer.  I have said time and time again that anyone that is entitled to a VA home loan and does not use it, has got to be very uneducated when it comes to understanding his/her VA benefits.

One place where Veterans have tried and keep trying to use their VA benefits and are struggling, is when it comes to buying a rental or investment property or when the veteran is not able to sell his/her current home and wants to rent it out in the meantime and then go buy a new home.

Perhaps the most constant guideline that all lenders have when it comes to VA loans, is that the home most be intended as your primary residence and that you can only have one VA loan outstanding at a time per veteran.  The reason this VA loan guideline is pretty standard for all VA lenders is because it is an actual VA program guideline issued by the Department of Veterans Affairs.

I will attempt to layout some examples in the following table:

Veteran’s Question About the VA Loan and it’s Usage

Simple Answer

Suggestions for Veteran

Can I buy a home with a VA loan and rent it out to someone? NO If you are buying a multi unit property like a duplex or 4-plex and you are going to occupy one of the units then you could essentially buy a home with a VA loan and rent it out
Can I rent my current home that has a VA loan on it to someone else that is a NON-Veteran? Yes You will not be able to buy a new home with a VA loan until you refinance the home that is now being rented into a loan that is NON VA.
Can I have more than one VA loan at a time? NO Some exceptions to this rule are possible.  If two veterans are married and one veteran had a VA loan on a home prior to getting married, then the two try to buy a home together once married; this could happen if the veteran that has not used his/her VA loan before is able to qualify.
Can a Veteran use a VA loan more than once? Yes It is possible to have unlimited access to your VA home loan eligibility. As long as you are able to sell your current home with a VA loan on it, then you can always buy again with a new VA loan.

 

There are always cases or questions that may not have been discussed in this post, and I hope you find the little bit of information I have shared useful.  Should you need more details or have a specific question, I certainly hope you can find it on LowVARates.com or that you will feel free to submit your question to our Contact Us page.

BEDTIME STORY – VA PURCHASE OPPORTUNITIES

Tuesday, July 7th, 2009

Once upon a time, in a land far, far, away, there existed a magical kingdom where every citizen had the opportunity to realize the dream of homeownership. The banks in this magical kingdom were so benevolent and of such unparalleled generosity that they designed home loans to fit the needs of every citizen, regardless of credit or job status. Many citizens were able to purchase the homes of their dreams, even with little or no “gold” as a down payment.

The citizenry of this magical land lived blissfully for many years, until, one fateful day, the evil credit default witch appeared in front of the king and said, “Many years ago, when your land was in the midst of drought and famine, we made a deal. I provided easy access to the gold you needed to grow your banks and build up your kingdom. But you lent this gold too freely, and have jeopardized my investment.”

With that, the witch cast a dark cloud which hung over the land. Almost immediately, the citizens found themselves unable to make their payments. Banks began to close their doors and all the homebuilders were forced to slash their prices to try and make ends meet. The king watched gloomily over his lands from atop his castle tower and remarked to the queen, “The irony, my queen, is that homes have never been more affordable and yet, unaffordable at the same time.”

The queen considered the kings words for a moment, then remarked, “Truer words hath never been spoken, my king, unless of course, one is a veteran.”
THE END

For most of us, the days of 100% financing for home purchases are gone. For veterans, the VA purchase program still makes this possible. In some areas home prices have fallen by more than 50%. Veterans with active VA eligibility have a unique opportunity to take advantage of this perfect storm of low prices. Analysts agree that this is one of the greatest buyer’s markets in history. In many markets, those with access to financing (i.e. veterans) can name their price. For example, last month I helped a veteran in CA buy a home for $290,000 that once listed for $630,000. When the VA appraisal was finished on the home I could hardly believe what I saw. The home was 4300 square feet with hardwood floors, granite countertops (kitchen/baths), crown moulding, wine closet and (drum roll please) a fully landscaped backyard with a custom pool and spa.

If a veteran were to buy this home using the VA purchase program they would be able to purchase the home with:

  • 0% down
  • No mortgage insurance
  • No closing costs (assuming an easily obtained seller credit/concession)

The VA purchase program allows veterans to take advantage of the same breadth of loan programs available on the VA IRRRL (Interest Rate Reduction Refinance Loan) or “VA Streamline” program. These loan programs include:

  • VA 30 year fixed loan
  • VA 3yr Hybrid ARM or Adjustable Rate Mortgage
  • VA 5yr Hybrid ARM or Adjustable Rate Mortgage

If you’ve read any of the earlier posts on this blog, you’re probably already aware of the benefits of the most popular VA loan program right now, the VA 5yr Hybrid ARM. The veteran I referenced on the aforementioned purchase in CA was able to get into the home with the following payment breakdown

  • $1393.01 + Taxes and Insurance on VA 5yr Hybrid ARM at 3.875%
  • Taxes: $303
  • Insurance: $130
  • Total Payment : $1826.01

We are talking about a payment of $1826.01 on a home that was once financed with a payment of $4500+.

While a payment of even $1826.01 on a VA Hybrid might be out of reach for many veterans, the point is still valid. Veterans who know that they will be living in an area long enough to justify a home purchase should consider the benefits afforded by the VA purchase program. For now, VA guidelines have remained flexible enough to accommodate most veterans. However, Flagship Financial encourages all veterans to consult with a VA loan specialist prior to qualifying in order to determine payment tolerance. There is a significant difference between what one can qualify for and what one can comfortably afford. This doesn’t necessarily mean that a veteran should exclude the possibility of a VA purchase, it just means that they need to be more realistic about their expectations.

There is an old adage that says in real estate, the only rules are “location, location, location.” I might argue otherwise. Any location can be a good deal if the price is right. If prices are informed by the market, and we can accept that the market is an abstract entity that adjusts over time, then a more apt rule might be that real estate is all about “timing, timing, timing.” To paraphrase the queen, “Truer words hath never been spoken, especially if one is a veteran.”