Buyers

Know What You Are Looking For

When planning your home purchase, there are many things to consider – from school district, transportaion options, commuting distance, community amenities…to the more specifice as house style, utility sources, basement type…etc. I have attached a simple questionaire, Home Buying Check List, to help you make it clear on what you are looking for.

Financing Options

Fixed Rate Mortgage

The interest rate stays the same throughout the term of the loan – usually 15, 20, or 30 years – so the principal interest portion of your payment remains the same. Payments are stable but initial rates are higher than adjustable rate loans.

Balloon Mortgage

This is a loan which must be paid off after a certain period. The advantage they offer is an interest rate that is lower than a mortgage that is made for 30 years.

Adjustable-Rate Mortgage (ARM)

The interest rate is linked to a financial index, such as a Treasury security or a cost of funds – so your monthly payments can vary up or down over the life of the loan – usually 25 to 30 years. Interest rates can change monthly, annually, or every 3 or 5 years. Some ARMs have a cap on the interest rate increase, to protect the borrower. Other terms relating to adjustable-rate mortgages:

• Adjustment period: The length of time between interest rate changes. Example: one year ARM-interest rate can change annually.
• Cap: The limit on how much an interest rate or monthly payment can change at each adjustment or over the life of the loan.
• Conversion clause: A provision in some loans that enables you to change an ARM to a fixed rate loan, usually after the first adjustment period. This may require additional fees.
• Index: A measure of interest rate changes used to determine changes in the loan’s interest rate over the term of the loan.
• Margin: The number of percentage points a lender adds to the index rate to calculate the ARM’s interest rate at each adjustment.

VA Loan

The VA does not lend money, it guarantees a portion of the loan so that lenders who originate the loan feel comfortable with their risk. Qualified veterans can obtain loans up to $203,000 with no down payment. VA-guaranteed loans can be combined with second mortgages and are assumable upon qualifying by any future buyer.

FHA Loan

FHA does not lend money or make a loan; rather, it insures loans. The down payment can be as low as 2.25%. Discount points may be paid by either buyer or seller. FHA charges a 2.25% up front Mortgage Insurance Premium (or as little as 2% for a first time home buyer) that can be financed in the mortgage amount or paid in cash (no premium is required for condominiums). The borrower must also pay an annual Mortgage Insurance Premium or .5% which is collected monthly.

Seller Assisted Second Mortgage

The seller of the house lends the buyer enough to make up the difference between the purchase price and the down payment plus first-mortgage balance (a commercial lender may also make this kind of loan). The terms, including the interest rate, are based on the buyer/seller agreement. It is often a short-term (5 to 15 year) loan; sometimes “interest only” payments until the term date when the balance is due in full. A buyer can then refinance the home.

Assumable Mortgage

Buyer “takes over” or assumes the mortgage obligation of the seller (with concurrence of the lender). The interest rate doesn’t change and is sometimes lower than current rates. Often the loan fees are less as well.

Position Yourself With a Strong Offer

The Benefit of getting pre-approval:

• Buying Power – Realtor and buyer can confidently establish a price range of homes to consider;
• Save Time – Buyer can spend more time looking for a home and less time worrying about what he could afford. A head-start in processing can help eliminate surprices and speed up closing when necessary;
• Negotiation Power – Buyer and seller can negotiate with confidence that the buyer is already conditionally approved. A pre-approved purchaser is the next best to all-cash buyer a seller could hope for.

With multiple offers being so common, it is of great importance that you position yourself to have the “Best Chance” to get your offer accepted. You enhance your chance of getting the home of your choice by doing the following:

• Get pre-approved for the purchase:
  This takes very little time and is of great value. At this time, we identify the price range for which you qualify and which fits your lifestyle.
• Submit a strong competitive offer:
  Submit the offer as if there will be multiple, simultaneous offers.  Even in a slower market as it is now,  it is common that property priced right attracts multiple offers.
• Include substantial earnest money deposit:
  Acceptance of an offer is sometimes determined by the amount of the deposit. A larger amount may signify a bigger commitment to the seller.
• Minimize or eliminate contingencies:
  The fewer contingencies, the stronger the offer.

Mortgage Application

Questions You Should Ask The Lender:

• Are both fixed-rate and adjustable mortgage loans available?
• What is the current interest rate, and how does it differ from the Annual Percentage Rate (APR)?
• How long can I “lock-in” financing at the current interest rate and how much will the “lock-in” costs?
• Is a float down option available in case rates drop after I have locked in?
• What are the other fees a lender may charge me in conjunction with my loan?
• Are funds for a second mortgage available?
• On adjustable loans:
  • How often will the interest rate be adjusted?
  • Is there a maximum limit on each rate change?
  • How often will the monthly payment be adjusted?
  • Is there a ceiling on payment adjustments?
  • Can the term of the loan be extended?
  • What is the maximum rate that can be charged over the life of the loan?
  • Is there any potential for negative amortization?
• Is there a pre-payment penalty clause? This involves extra charges for paying off the loan before maturity. About 80% of all loans in the United States are paid off early.
• What is the “grace” period? How late can a monthly payment be made before a late charge is assessed? What will happen if a payment is missed?
• If you sell your house, will the new buyer (if he/she qualifies) be able to assume your mortgage at the same interest rate?
• Do you have to pay “points” to get your new mortgage? Usually lenders charge points for the cost of giving you a mortgage loan. A “point” is 1% of the loan amount.
• Will the lender require mortgage insurance?
• Is the loan serviced locally or is the servicing sold?
• Ask for a written “good faith estimate”.