MortgageMack – Your Guide to Home Loans in Texas
Helping Texans find the right mortgage solution for their home and financial goals.
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By David Insley on 8/5/2021Tags:
mortgage basicsbuying a homebefore you buyclosing
Given the considerable costs associated with buying a house—both upfront and in the years ahead—most homebuyers want to make sure that what has been promised is what will be delivered.
This means not only getting an affordable home loan, but receiving the actual mortgage terms and rates they signed up for and not something switched, altered or plain wrong. While it’s nice to have a Loan Estimate, access to a closing costs calculator or a phone call from your loan officer explaining things, nothing beats a clearly formatted itemized document that spells everything out in plain language and clear numbers just prior to closing.
To help facilitate a transparent process (and educate consumers) legislation has been passed in recent years to ensure every homebuyer receives a Closing Disclosure from their lender that outlines important terms, conditions, costs, rates and more.
In this article, we’ll take a closer look at both the required Closing Disclosure associated with today’s mortgage process. We’ll walk through the terminology and examine what to do if you think something doesn’t add up. We’ll even take a peek at the predecessor of the Closing Disclosure: the HUD-1 Settlement Statement, or simply the closing statement.
There are few things more important in the homebuying process than examining the required Closing Disclosure. This document grants you a final opportunity to pore over all the details regarding your loan and ensure they all make sense and reflect the agreement as previously outlined by your loan officer and presented in your Loan Estimate.
Of course, once there was a time without disclosures, a time when the mortgage process was less defined and some loan officers engaged in behavior that was not always to the benefit of the borrower. To improve the process, regulators realized that there needed to be a way to level the playing field so that homebuyers could achieve the dream of homeownership free of unfair or misleading credit practices.
Beginning in the late 1960s, federal lawmakers began to make concerted efforts to provide homebuyers with greater loan transparency and fairness so they would not fall victim to unscrupulous lenders and, as a result, pay more in costs or enter into dubious agreements they may later regret. In 1968, the first of these statutes was signed into law: the Truth in Lending Act (TILA). It was designed to primarily protect consumers from a variety of unfair and predatory lending practices. It also was the first federal piece of legislation to require disclosures.
This was followed a few years later by the Real Estate Settlement Procedures Act (RESPA), which protected consumers from lender kickbacks and the opening of unnecessary escrow accounts; it also required settlement disclosures for federally related mortgage loans. While both TILA and RESPA significantly boosted consumer confidence and provided much-needed loan transparency, the specific components that dealt with required disclosures contained language that was deemed inconsistent, repetitive and difficult to read by many consumers, often resulting in borrower confusion.
After the fallout of the Great Recession of 2008, the federal government established the Consumer Financial Protection Bureau (CFPB) as part of the Dodd-Frank Act of 2009. Under this newly minted agency, a decision was made to take important features of previous consumer-lender legislation and move them into their own statute and address them with clear, easy-to-read language. The result was the TILA-RESPA Integrated Disclosure (TRID) rule.
TRID, or the “Know Before You Owe” disclosure, was the result of long-range discussions between the CFPB and members of the banking, mortgage and title community and it yielded two main gains for consumers in the form of the following required documents:
The objective was to create clear, uniform documents that could assist homebuyers as they approach the closing process. The Loan Estimate is issued within three (3) days of the borrower filling out a mortgage application. It’s designed to aid the borrower by going through all the terms, conditions and costs as they appear at this stage in the mortgage process.
The five-page Closing Disclosure is what your lender provides to you near the end of the mortgage process and is intended to be used as a comparison tool with the Loan Estimate as well as a full summation of all closing costs. Together, these documents provide an enormous level of transparency that help educate the homebuyer and prevent fraud, manipulation or costly errors from occurring.
Under CFPB rules, the Closing Disclosure must be provided to you at least three business days prior to the loan closing. It’s designed to present a uniform accounting of rates, terms and costs and the clearly marked sections make it easy to compare to the previously issued Loan Estimate. It’s issued for new home purchases as well as refinances.
The federally mandated timeline makes it easy for you to get organized and set expectations. Typically, the loan disclosure timeline looks like this:
The Closing Disclosure details every fee and charge that the borrower is responsible for as part of obtaining a federally related mortgage. There are several main categories to a Closing Disclosure:
Knowing and understanding the terms of your loan is essential—and this section helps borrowers immensely by spelling everything out in clear and abundant detail.
There are a few other costs and charges to itemize before determining total closing costs, and the loan disclosure has a specific place to present them in the Other Costs section. These other costs include:
This section provides clarity about the various items that are involved when determining cash to close. It’s an itemized list that incorporates select data from previous pages in your Closing Disclosure and places it side-by-side with information from your Loan Estimate. This makes it easy to compare the estimate with your final calculations—there’s even a “Did this change” ledger that simplifies comparison.
Items used to calculate your final cash to close numbers include the following:
As mentioned previously, closing costs plus down payment will make up the bulk of what’s owed at closing. This can be offset by an earnest money deposit, seller credits and other adjustments. Considering the many fees, costs and credits, it’s essential that you take time to eyeball all the details. Mistakes happen and mistakes can be fixed—but only if you catch them in time.
This is an itemized list of the full suite of transactions from both the borrower and the seller side. For homebuyers, much of this section has to do with what you and your lender will be paying to the seller at closing, including what’s already been paid by you or on behalf of you by your lender, title company and other entities. This also includes any adjustments made. Your cash to close total is neatly marked down below.
The ledger dealing with the seller’s transaction ticks through what’s due to the seller at closing and due from the seller with adjustments.
Much of this is generalized fine print about what you and your lender are agreeing to in terms of property transfer, early repayment, late payment, negative amortization features, partial payments, security interest and your old friend escrow account. It’s important to review each item and make sure it reflects what you and your lender have agreed to. This section is particularly useful in gaining an holistic view of escrow payments (homeowner’s insurance & property taxes) as well as non-escrowed costs such as HOA dues over the course of the year. While only estimations, they can be very useful in determining future payments and how much to set aside.
This section is vitally important in providing you with information over the entire life of your loan. For example, the total payment line is the grand total of what you will pay for principal, interest, mortgage insurance and other scheduled costs. The loan calculations section also runs through the following key figures:
Here you’ll find essential information on such things as:
This is essential and practical information regarding your loan.make sure you read all items and understand what’s at stake. If you have not received the appraisal copy, contact your lender immediately. It should be presented to you no later than three (3) days before closing.
This section contains all the information you need to contact your lender, mortgage broker (if applicable), real estate brokers on both the buyer and seller side and the settlement agent.
All applicants and co-signers are asked to sign the document here confirming you received the Closing Disclosure. Importantly: Just because you sign this form, doesn’t mean you have to accept the loan. Most of the binding documentation comes from your settlement agent during the closing process.
At this point, if everything looks good and you’ve satisfied all conditions with your lender, you are “clear to close” and the final documents are drawn up and an appointment with the title agent (settlement agent) is made. If you are closing via digital mortgage, much of the next step can be completed through increasingly common e-signature and e-closing technology. The services of a notary—live or remote—will be enlisted, and if everything is filled out correctly and the funds have been made available, you should expect your loan to close successfully.
First things first: The closing statement no longer exists. It has been replaced by the Closing Disclosure as required by the Dodd-Frank legislation.
Also known as a settlement sheet or specifically the HUD-1 Settlement Statement, the closing statement was a form formerly provided by the closing agent. It was issued to both seller and buyer and neatly itemized their respective costs and credits into two separate columns. As a buyer, it was commonplace for the closing statement to be reviewed alongside the seller and other professionals such as an attorney, real estate agent and settlement agent. Once reviewed and agreed upon, it was signed by both parties (buyer and seller).
In many respects, it drew upon the same information as the Closing Disclosure. The key differences were who issued it (closing or settlement agent instead of lender), length of form (it was not quite as long or thorough as the Closing Disclosure) and the fact that it was a transactions-only document that listed sales price, down payment, expenses, adjustments and balances both due to and from the seller. On a more granular level, things like appraisal fees, credit report fees, home inspection fees, real estate commission fees, loan settlement amounts were listed on both the buyer and seller side.
The Closing Disclosure is a streamlined document designed to increase transparency in the homebuying process and provide a measure of calm as you head to the closing table with your cash to close and a date with the settlement agent.
The Closing Disclosure has been an enormous boon to homebuyers everywhere, and its clarity and uniformity make it an indispensable tool when going over the many itemized costs and credits, as well as what’s due at closing. If the disclosure matches your Loan Estimate or if it has been modified as the result of anticipated changes or late-breaking additions previously articulated by your lender, then there’s no reason for alarm. Additionally, certain fees and third-party charges are not controlled by your lender and can therefore vary. That said, never be afraid to question a figure. Mistakes do occur occasionally even among the most trusted lenders.
However, if you analyze the Closing Disclosure and discover discrepancies, confusing anomalies or things that just don’t make sense (and shouldn’t be there), then you need to act and act fast. The three-day window is provided for your benefit. Contact your lender immediately if something looks off, and be prepared to speak to the settlement agent and your real estate attorney as well. A small delay in closing is worth the price to get things right.
As we’ve said so many times in these pages, buying a house is a momentous journey that has the potential to deliver you to the doorstep of your dreams. It’s only prudent to take the time to meticulously go over these documents to ensure consistency and accuracy.
Applicant subject to credit and underwriting approval. Not all applicants will be approved for financing. Receipt of application does not represent an approval for financing or interest rate guarantee. Restrictions may apply, contact Guaranteed Rate for current rates and for more information.All information provided in this publication is for informational and educational purposes only, and in no way is any of the content contained herein to be construed as financial, investment, or legal advice or instruction. Guaranteed Rate, Inc. does not guarantee the quality, accuracy, completeness or timelines of the information in this publication. While efforts are made to verify the information provided, the information should not be assumed to be error free. Some information in the publication may have been provided by third parties and has not necessarily been verified by Guaranteed Rate, Inc. Guaranteed Rate, Inc. its affiliates and subsidiaries do not assume any liability for the information contained herein, be it direct, indirect, consequential, special, or exemplary, or other damages whatsoever and howsoever caused, arising out of or in connection with the use of this publication or in reliance on the information, including any personal or pecuniary loss, whether the action is in contract, tort (including negligence) or other tortious action.Guaranteed Rate does not provide tax advice. Please contact your tax adviser for any tax related questions.
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By Marty Arneberg on 7/30/2021
Tags: mortgage options and proce
Fannie Mae and Freddie Mac share the goal of keeping mortgages affordable for the American people. Part of that initiative is Freddie Mac’s Home Possible mortgage program. Introduced in 2014, Freddie Mac’s Home Possible mortgage program is designed as a helping hand for prospective buyers who might not be able to secure a conventional mortgage.
By lowering some of the financial barriers to borrowing, low-to-moderate-income applicants have a better chance of becoming homeowners through this program. Lower down payments, credit flexibility and availability to both first-time and repeat buyers are just a few of the typically heavy costs that are made a little easier with a Home Possible mortgage.
While the financing program does require you to pay for private mortgage insurance, those payments can be canceled once you reach 20% equity in the home. Before we go into detail about the advantages of a Home Possible mortgage, let’s make sure you meet the income limits to qualify in the first place.
To be an eligible Home Possible buyer, the amount you earn can’t surpass your geographic area’s annual median income. If you’re unsure what this requirement means for your location, check out Freddie Mac’s eligibility map. Simply enter the street address for the area and find out the income requirements for your desired neighborhood.
Using this tool not only provides you with the area-specific Home Possible income limits, but helps determine what level of financing you’re eligible for. An income of less than 50% of the county area median qualifies you for a Very Low Income Loan. If your income is greater than 50% but less than 80% of the county median, you’ll likely qualify for a Low Income Home Possible Loan.
If you do qualify, your level of income will further indicate how much of a down payment you’ll be expected to provide. The amount of interest your lender attaches to the loan is also impacted by your level of income.
If you live in an area with a higher median income, it could be easier to secure a Home Possible mortgage.
Before issuing a Home Possible mortgage, your lender will take a close look at your financial background to determine whether you fall within the eligibility standards. This type of lending offers clear advantages, but those benefits are only available if you meet these criteria:
For any mortgage, lenders will take a close look at your debt-to-income ratioto determine whether you can afford monthly payments. This measurement highlights how much of your gross monthly income is already committed to other debts. Car payments, student loans or hospital bills all factor into your debt-to-income ratio, since they’ll limit how much you can contribute for a mortgage.
To be eligible for Home Possible lending, your total debts, in addition to your new mortgage payment, cannot eat up more than 45% of your monthly income.
Home Possible loans might come with stricter credit requirements than other mortgage assistance programs. If you apply with a credit score of 680 or higher, you can avoid additional lending expenses that come with other mortgage programs.
As a first-time homebuyer, you’ll be required to to complete a homeownership education program before your Home Possible application can be approved.
You can sign up for one of these courses via a HUD-approved finance agency, mortgage lender or community development institution. For an online option, you can access Freddie Mac’s CreditSmart program, which might be a more convenient means of completing the requirement.
These courses generally go over the mortgage process, money management strategies and the importance of a solid credit background.
Home Possible mortgages were created to ease some of the burdens buyers face when applying for a mortgage. As a result, the program carries a number of advantages not found in other financing packages:
When researching mortgage options, you’ll quickly realize the down payment requirements on Home Possible mortgages offer a clear advantage. On a typical home loan, buyers would have to hand over at least 20% of the sales price for a down payment in order to avoid any mortgage insurance requirements.
Home Possible mortgages, however, will require a significantly lower amount: 3% of the sales price is all you’ll need for a down payment. On a $200,000 home, you’d have to pay $6,000 for this stage of the mortgage process. Applying for a conventional mortgage on the same property would mean paying $40,000 for this upfront cost alone.
Unlike some mortgage product options, Home Possible loans allow you to apply with a non-occupant cosigner. A cosigner acts as a backup source of repayment when the primary borrower can’t keep up with their payments. This arrangement is especially helpful for those with little or no credit looking to secure a mortgage on their own.
If a parent or relative with an established credit history agrees to join your loan as a cosigner, you’ll have a much better chance of financing approval.
Despite the clear benefits of this mortgage program, there are a few disadvantages that might discourage you from taking on a Home Possible loan:
If you already live in an area with a relatively low median income, the amount you make might disqualify you from the Home Possible program.
According to Freddie Mac’s lending guidelines, eligible Home Possible applicants need to have a credit score of 680 or higher. Compared to other home loan programs, this can be a tall barrier to entry.
FHA loans, another government-sponsored mortgage assistance program, have much more lenient credit lending terms. With a score as low as 580, you could still secure this type of loan. VA mortgages don’t come with an established credit score minimum at all, but lenders will still attach their own lending thresholds.
Home Possible loans are an excellent way to get a foothold in the world of real estate, as long as you can qualify. The income limits on these loans, however, might negate some of the advantages that come with this agreement.
Whether you’re a first-time or repeat buyer, Home Possible mortgages might provide the homebuying solution you’re looking for. If you’re still unsure whether this is the best way to begin the mortgage process, it’s always a good idea to meet with a loan officer and get the full picture of your lending options.
By Jeff Keleher on 7/30/2021 Tags: mortgage basicsbuying a home
The mortgage industry loves acronyms — APR, ARM and LTV, just to name a few. You don’t always need to familiarize yourself with these terms as a borrower, but there are some mortgage acronyms you absolutely should know. Chief among them: PITI (principal, interest, taxes and insurance).
PITI has a huge impact on your mortgage, whether you realize it or not. It basically determines what your monthly mortgage payments will be. For anyone interested in buying a house or refinancing an existing mortgage, PITI is an acronym you should get to know.
PITI stands for principal, interest, taxes and insurance, which are the four main components of your mortgage payment. Depending on the exact terms of your lending agreement, you may have additional expenses that are bundled into your monthly housing costs. But PITI represents the lion’s share of your mortgage payments.
Let’s break down each piece to see how PITI adds up:
The principal is the total amount of your home loan. If you buy a $500,000 house with a $50,000 down payment, then you would need a $450,000 mortgage. That $450,000 is your principal, which you will pay off over the course of the loan.
Among the four components of PITI, principal represents the single biggest ticket item on your mortgage payment. In some cases, you may hear your lender refer to the principal as the “face value” of your loan, but the two terms are essentially interchangeable.
Mortgage lenders charge interest on every home loan they extend, which is then built into your monthly payments. Run the numbers in any mortgage calculator, and you’ll see that most of the money you spend on your housing costs will go to the loan principal and mortgage interest. In many cases, lenders structure amortization schedules so interest is paid in arrears. That means your monthly payment includes the principal plus interest on the unpaid principal balance from the previous month.
Given the importance of interest in your total housing costs, be sure to take a look at current interest rates before choosing a lender. And remember, you may be able to refinance at a later date to take advantage of lower rates.
Every homeowner needs to pay property taxes, and those expenses are usually included in your monthly housing costs. With each payment you make, a portion is set aside in escrow to cover your tax obligations. Typically, that monthly portion is 1/12th of the expected annual tax bill. Then, when tax season rolls around, your lender will pay any property taxes you owe using those ear-marked funds in your escrow account.
Mortgage lenders require every borrower to obtain homeowners insurance before approving a home loan. Homeowners insurance provides coverage in case your house is damaged by fire, storms or other hazards, while also helping recoup the costs of replacing lost, stolen or damaged possessions. Payment is often handled in the same fashion as property taxes, with 1/12th of your annual premium set aside in escrow each month to cover your premiums. Keep in mind that with both taxes and insurance, you may need to prepay a few extra months at closing. This way, you’ll be sure you have enough in escrow to cover those bills.
Because PITI represents the bulk, if not all, of your housing costs, it’s an extremely important concept to wrap your head around. You need to consider each expense when figuring out how much house you can afford.
Many people fall into the trap of taking their expected principal and simply dividing it by the number of months of their loan — say 360 (30 years times 12 months) for a 30-year fixed rate mortgage — to predict their monthly housing costs. But your property taxes, homeowners insurance and interest payment all add a significant amount of money to your mortgage payment. Use a reliable home affordability calculator that accounts for PITI to accurately determine how much you can spend on a new house.
Lenders will also review your expected PITI when processing your mortgage to make sure you can afford to pay back your loan. PITI is by no means the only factor that lenders weigh when considering a loan application — debt-to-income ratio, existing debt and credit history are all important criteria as well — but it’s a big one.
Lenders prefer PITIs that represent a smaller percentage of the borrower’s income. An often-cited rule states that your PITI should be no more than 28% of your gross monthly income. That’s not set in stone, by any means. Lenders may be OK with a PITI as high as 43% of your income, but they’ll look at your total debt picture. If you have a lot of other existing debt, like auto loans, outstanding credit card bills and student loans, lenders will be less likely to approve applications with such high housing costs.
Still, lenders are more likely to approve your loan if your PITI is significantly lower than your take-home pay. Otherwise, if the numbers don’t add up, you can’t expect to qualify for a mortgage.
Bottom line: PITI is the most accurate measurement at your disposal to see how much you’ll pay in housing costs each month. And that will tell you both how much home you can afford and what kind of mortgage you’ll qualify for.
You need to break down each of the four components listed above to calculate your PITI. To do that, you may have to iron out some other details like how big of a down payment you plan to make and how big of home loan you think you will need. Let’s take a look at each piece of the puzzle:
Once you have all four of those expenses, simply add them together to get your PITI. As an added step, divide the PITI by your gross monthly income to find out how much of your budget will be spent on housing costs. Remember that although the 28% figure is a general guideline, you don’t want to devote an overly large percentage of your salary to housing alone.
PITI is an extremely important figure to keep in mind when figuring out your monthly housing costs, but it doesn’t always fully encompass all of your expenses. In some scenarios, there will be additional costs you need to account for. And while none are as expensive as the combined forces of PITI, they could impact your ability to comfortably pay your mortgage loan each month.
PMI stands for private mortgage insurance, which you’ll need to pay each month if you put less than 20% of the purchase price forward as a down payment. Lenders will require you to pay PMI each month until you’ve gained at least 20% equity in the property. That’s only for conventional mortgages, though. If you buy a house with an FHA loan, you’ll have to pay PMI throughout the life of the loan, regardless of the down payment size.
Homeowners insurance covers water damage caused by leaks and burst pipes, but not rising water. If you live near a river, lake, ocean or other body of water, check if your home sits on a flood plain. Listing agents should disclose if property is located in a Special Flood Hazard Area (SFHA), but you can also find this information through your local government’s publicly available resources.
Your lender will also check your home’s SFHA status and may require extra flood insurance to defray the cost of structural repairs. Plus, it’s just good sense to prepare for the worst if you live in a high-risk flood zone. Flood insurance has a reputation for being somewhat pricey, so keep that in mind when planning your housing costs.
Hazard coverage comes standard with just about any homeowners insurance policy, but you may want additional protection in case your home is at risk for other environmental disasters. Earthquakes, sinkholes and landslides can all be covered by separate insurance plans, for instance. Hurricanes are a bit trickier since you need to address each source of damage — strong winds and flooding — individually. That means taking out additional insurance policies, which further increase your monthly housing expenses.
If you’re buying a condo or moving into a deed-restricted community, you’ll likely need to pay homeowner’s association (HOA) dues. HOA fees can pay for anything from water utilities in condo buildings to maintenance of common areas and upkeep or beautification projects in HOA neighborhoods. Unlike the other housing costs listed above, HOA fees are typically paid separately from your mortgage and do not come out of escrow. These assessments run, on average, around $200 a month, but can go even higher than that. So, budget accordingly.
Creating a housing budget is one of the most fundamental and important steps in the homebuying journey. As we noted earlier, lenders may approve your loan even if you plan to spend as much as 43% of your gross monthly income on PITI.
Devoting that much money to housing alone may not fit everyone’s lifestyle, though. You need to take a clear-eyed look at your finances to figure out what’s realistic. Here are a few common expenses that may impact your PITI:
If you need to lower your PITI payment to fit your house budget, your best options may be to simply reassess your home search. Consider looking at less competitive real estate markets where you can really stretch your dollars.
PITI is an important concept in real estate, representing most — if not all — of your housing costs. As a prospective homeowner, you need to factor in each part of PITI — principal, interest, taxes and insurance — when budgeting for your monthly mortgage payments.
Lenders will review your expected PITI when considering a home loan. Even though borrowers may get approved with a PITI as high as 43% of your gross monthly income, it’s best to keep that number as low as possible. In general, your total debt picture — housing + cars + loans + credit cards — needs to be in the 43% to 45% range. When in doubt, talk to an experienced mortgage expert to better understand your financing options and what kind of loan you’ll qualify for.
Applicant subject to credit and underwriting approval. Not all applicants will be approved for financing. Receipt of application does not represent an approval for financing or interest rate guarantee. Restrictions may apply, contact Guaranteed Rate for current rates and for more information.All information provided in this publication is for informational and educational purposes only, and in no way is any of the content contained herein to be construed as financial, investment, or legal advice or instruction. Guaranteed Rate, Inc. does not guarantee the quality, accuracy, completeness or timelines of the information in this publication. While efforts are made to verify the information provided, the information should not be assumed to be error free. Some information in the publication may have been provided by third parties and has not necessarily been verified by Guaranteed Rate, Inc. Guaranteed Rate, Inc. its affiliates and subsidiaries do not assume any liability for the information contained herein, be it direct, indirect, consequential, special, or exemplary, or other damages whatsoever and howsoever caused, arising out of or in connection with the use of this publication or in reliance on the information, including any personal or pecuniary loss, whether the action is in contract, tort (including negligence) or other tortious action.Guaranteed Rate does not provide tax advice. Please contact your tax adviser for any tax related questions.
Investing in your present and future can sometimes look like buying a home. Are you ready to take that step? #thehelpfulLO #home #house #listreports #homeowner #dreamhome #wheretheheartis #happyhome #loanofficer #realestate
Episode #1 MortgageMack Live with Darrel Creacy
https://youtu.be/2tFErHRwqDA
Audio Player
Darrel shares his journey in the Coast Guard, working his way up to rescue pilot to becoming an Entrepreneur, father, husband and author of two books.
Having been friends for nearly 15 years, Darrel was the perfect guest. Darrel has always expressed loyalty and friendship not to mention that Darrel seems to know how to fix anything.
During our friendship, I’ve watched Darrel labor over an old beat up F150 with the intent of installing a Corvette engine. I would question him regularly and say….”Hey!”, “Should a Corvette engine every be put into a F150!?” Darrel paid no mind and eventually was successful, but not without constant maintenance. LOL!
Darrel is so knowledgeable about his industry that I would have no problems referring him to a buyer or Realtor.
Darrel is Father and mentor. His son Derek who used to run marathons with my family is now mentoring to be an inspector just like is father.
If you need a realiable, knowlegdable and friendly inspector, reach Darrel at: Amvet Inpsections.
Thanks for tuning in. See you next week at 830 a.m. for MortgageMack Live – Monday Morning Commute
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