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May 23

Most banks offer a variety of mortgage options and programs to choose from for potential home buyers. Common mortgages include the standard fixed, balloon and adjustable rate mortgage. Additionally, banks can often issue an after completion loan commitment letter for that a new home under construction, and may even refinance the buyer’s current home.

Standard Fixed Rate Mortgages are usually available to buyers for as little as 11% down.  They can be amortized for up to 15 years and feature a fixed interest rate and constant monthly principal and interest payment over the life of the loan. Often, private mortgage insurance may be waived on this loan if a down payment of less than 20% is made and the buyer/s meet a higher qualification standard. And, if a down payment of 20% or more is made, the necessity of private mortgage insurance is eliminated and the real estate tax escrow may be waived.


Adjustable Rate Mortgages (ARM) typically offer a lower initial interest rate with periodic adjustments made to the rate over the remaining life of the mortgage. While amortization can range up to 30 years, the initial rate and payment in the first few years may be lower than a fixed rate mortgage but can fluctuate in subsequent years according to market conditions.


Balloon Mortgages can be issued for a longer initial rate period than an ARM and can have a longer amortization period than the Standard Fixed Rate mortgage. So while a balloon mortgage could be amortized for as long as 30 years, the initial interest rate could be guaranteed for either five, seven or ten years before reset. The major benefits of this loan over the other two are:

·         a lower payment due to the lengthened amortization period is an advantage of this particular mortgage. Additionally, and

·         a greater period to first interest rate reset (compared to the one or three year ARM’s.)

After-Completion Commitments are written commitments issued to buyers who are building a new home or have a home presently under construction and who have not arranged for permanent financing upon completion. The commitment basically states that the buyer has been approved for a loan, and that the bank agrees to honor the interest rate for the loan for 30 days, free of charge.

So what does all this mean?

One of the first, most important steps to buying a home is finding the right mortgage. Most people require a mortgage in order to buy a home, so finding the best mortgage for your situation is an essential element of such a major financial commitment.

The bottom line: Educate yourself.  Talk to your bank.  Your agent. It is necessary to understand the different types of loans available, and the pros and cons of each.  And Then make sure you consider how long you plan to be in your home, your risk tolerance, and if you expect your income to rise, fall or stay the same.

Jul 12

The Office of the Comptroller of the Currency (OCC) and the Office of Thrift Supervision (OTS) released their joint review of the first quarter 2010.  Home loan delinquency rates decreased in prime, Alt-A and sub-prime categories in the first quarter of 2010.


Pre-foreclosure mortgage delinquencies also improved during the first quarter.  Serious delinquencies were down 7.7 percent compared to the fourth quarter 2009.  Delinquent loans in the 30-59 days past due category fell by 17.7 percent and now account for just 2.8 percent of the loan pool.


Meanwhile current and performing loans increased to 87.3 percent of the loan portfolio.  However, newly initiated foreclosures rose 19 percent to more than 370,000 in the first quarter.  Foreclosures in progress increased to more than 1.1 million units and completed foreclosures rose 19 percent to 153,654.


Overall, the consensus is improving, but once homeowners are in the foreclosure cycle, they are unable to derail the process.  Decreasing foreclosure rates are linked to lender’s efforts to implement modification programs.  Overall, lenders initiated 1.7 times as many mortgage loan modifications as new foreclosures during the quarter.  The number of aggressive actions to prevent avoidable foreclosures increased 5 percent over the fourth quarter 2009 and more than 61 percent in year-over-year comparisons.


Lenders initiated 630,000 retention actions in the first quarter.  These efforts included 100,000 modifications and 190,000 trial plans through Home Affordable Modification Program (HAMP).  Another 130,000 modifications and 93,000 trial plans were started under non-government programs.


Unfortunately, default rates on new modification programs remain elevated.  The OCC and OTS report states that 57 percent of all modified mortgages were at least 60 days late after 12 months.


The viability of short sales as an alternative to foreclosure continued to gain momentum.  Short sales increased 9.2 percent to 41,033 units in the first quarter.  This trend offers exciting alternatives for today’s real estate investors.


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