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Partnering With An FDIC Bank by Gus Dahleh Partnering With An FDIC Bank by Gus Dahleh(1)

Why is partnering with an FDIC Bank a wise decision?

First of all, Partnering with an FDIC bank will essentially allow access to funds with very low interest rates.  The banks can borrow money from each other at the interest rate at which FDIC Banks lend money to each other.  FDIC banks are not subject to state mortgage lender laws. FDIC banks are characteristically overseen by the Office of the Comptroller of the Currency, which is an agency within the U.S. Treasury Department, pursuant to the National Bank Act.

FDIC banks can service their own products. Mortgage banks, in most cases, are contractually barred by covenants in their warehouse line agreements from servicing loans closed with warehouse funds. Also, the interest rate on funds borrowed from the warehouse facility is high enough that they quickly make a loan unprofitable.

Partnering with an FDIC Bank to manage turbulence

Because mortgage banks are mostly in the business of originating residential home loans (purchase and refinance loans), the residential housing crash, with the resulting economic problems, has caused many issues for businesses that are completely tied in with the market. In response to our economic issues, mortgage banks have gone out of business or sought to affiliate or partner with FDIC banks because they are better able to manage changes in the home loan market for the following reasons.

While the level of inspection aimed by the OCC is noticeably more intense, FDIC banks that partner with clients are usually relieved from state-imposed mortgage-loan originator licensing requirements. This permits FDIC banks to hire loan originators who might not otherwise be able to obtain state licensing because of bankruptcy filings or other non-financially related criminal histories.

For the past year, the Fed Fund Rate has been 0.25 percent (one-quarter of 1 percent). FDIC banks borrow money directly from a Federal Reserve Bank (at the Federal Discount Rate). For the past year, the Federal Discount Rate has been 0.75 percent (three-quarters of 1 percent).

Pit falls of partnering with an FDIC Bank

Joining forces with an FDIC bank doesn’t come without problems/limitations.  For example, careful thought should be given to the transition in order to compartmentalize liabilities in each respective entity and to avoid successor liability concerns.

Mortgage bankers moving to an FDIC bank platform should be informed that financial regulations on the FDIC side are increasingly more complicated and closely scrutinized by regulators. Care must be taken to avoid any fast and loose work when the OCC is evaluating  a company partnering with an FDIC bank.

Author “Gus Dahleh” is a sales leader who is owner of GusDahleh.com and is rather dedicated to providing readers with important as well as useful information and facts. Take a look at the following website link for more info on why its beneficial partnering with an FDIC bank.

How to Find the Best Washington Mortgage Rates How to Find the Best Washington Mortgage RatesComments Off on How to Find the Best Washington Mortgage Rates

Finding the Best Washington Mortgage Rates:

With today’s historically competitive mortgage rates, many folks within Seattle, Tacoma, Spokane, and Vancouver appear to be asking what the best way is to obtain the best washington mortgage rates. Here are a few suggestions to assist consumers in identifying the best mortgage rates:

Broker Vs. Banker:

There can be two main types of mortgage providers to consider. The first are brokers who from a technical perspective tend not to fund the transactions using their own money, nevertheless they generally feature the greatest selection of secondary market investors to place the mortgage loans with (these “big banks” being Wells Fargo, Citibank, Chase, and GMAC just to name a few). The downside connected with a broker not utilizing their own funds to actually close your transaction is their outsourcing of essential services. This will sometimes bring about extra headaches for borrowers hoping for the easiest transaction conceivable. As opposed to brokers, mortgage bankers are similar but almost always have in-house underwriters that approve the transaction to fund and they ultimately close the mortgage loans independently which gives them the last authority in accepting closing conditions.

Understanding Cost Structures and How These Banks Bring In Money is really Crucial to Getting You the Very Best Washington Mortgage Rates

It is crucial you fully understand that Broker organizations usually have the smallest expenses which could mean the absolute lowest rates. However, a large number of buyers still shy away from them because they also commonly outsource many of the important aspects that go into getting your loan to the closing table and that can bring about some of the head aches outlined above in Tip #1. On the other hand, the “Big Investors” such as Wells Fargo, Chase, and Citi have the absolute greatest expenses and that often end up charged to to the customer in the form of undesirable rates. The Big Banks have to carry enormous on-going expenses such as billboards, tv and radio commercials, web banner advertisements, countless levels of operations, loss mitigation departments, legal departments, and the list goes on. Due to this, you can usually getgoing with the lender in the middle of the spectrum: the mortgage bankers. Mortgage bankers usually possess relatively low overhead costs however still have the control of crucial services in-house, specifically underwriting and closing departments.

You may have seen some lenders advertising and marketing no costs, especially for refinance transactions. Be cautious though because in most cases they have rolled those fees into the rate in one way or another. For instance, it should be up to you whether you’d prefer the closing fees paid at closing in cash, built into the new mortgage, or, taken care of by the mortgage lender but in exchange for a slightly increased interest rate. Characteristically with mortgage bankers that include Bridgeview Bank, they might cover the majority of or all of your closing costs and still get you a rate that is more favorable compared with any of the “big banks”.

Article author “Joe Mortgage” is a sales pioneer who is owner of hotratequote.com and is focused to delivering his subscribers with important and also valuable information. Take a look at the following url for a Zero cost refinance consulting as well as knowledgeable assistance on how to obtain the best washington mortgage rates.

15 vs 30 Year Mortgage – The Pro’s and Con’s 15 vs 30 Year Mortgage – The Pro’s and Con’s(1)

15 vs 30 Year Mortgage

If you’re like many homeowners you’ve probably contemplated going with a 15 year mortgage vs the more common 30 year fixed program. So what are differences and I can I get a better rate by going with a shorter term? Below are some pro’s and con’s associated with the 15 vs 30 year mortgage programs:

15 vs 30 Year Mortgage – The Rate Difference:

The up side of going with a 15 vs 30 year mortgage is that the 15 year mortgage will come with a bit lower rate. For example, today the average 15 year mortgage would go for about 3.25% while its 30yr counterpart would go for 3.75%. Rates on the 15 year mortgage are lower because the lender is theoretically taking on less risk by having its money out there for a shorter period of time. As a rule of thumb, the shorter the term of the mortgage, the lower the rate will be.

15 vs 30 Year Mortgage – Monthly Payments

One important factor to consider when weighing out the pro’s and con’s of a 15 vs 30 year mortgage is the monthly payment. Payments with the 15 year mortgage are going to be much larger than the longer term since the loan repayment is spread over half the number of months (180 months vs 360 months). It’s therefore sometimes more difficult to qualify for a 15 year mortgage in regard to DTI (debt to income ratio) because you will need to have a relatively high amount of monthly income to support the larger payment associated with a 15 year mortgage vs its 30 year counterpart.

15 vs 30 Year Mortgage – Total Cost Comparison:

If you have sufficient income to support the larger payment that comes with the 15 year mortgage, it may very well be worth consideration since the total interest paid within the 360 payments associated with the 30 year mortgage is much more costly than that of the total interest paid within the 180 payments associated with the 15year mortgage. The total paid on either mortgage is shown on the TIL (Truth In Lending) document which is included in your loan application package as well as again at closing. Many consumers are shocked to see how much their home will ultimately cost by the end of the repayment term. This is perhaps the most compelling reason to consider a 15 year mortgage if you can handle the larger monthly payments.

Author “Joe Mortgage” is a mortgage industry leader who is owner of hotratequote.com and is committed to bringing readers relevant and important information. Find out more at the following link for a expert consultation on considering a 15 vs 30 year mortgage.

FHA Construction Loans – Real or Myth? FHA Construction Loans – Real or Myth?(1)

 

FHA Construction Loans vs the 203K Program

There is a common misconception that the “FHA construction loan” and the FHA 203 renovation loan are one in the same.  This is not true.  Many lenders will tell you they are the same because those folks do not know about the true FHA construction-to-perm program.  The true HUD sponsored FHA construction to perm program is different in that it allows for a completely new home to be built, either a traditional stick-built home, or, a brand new systems-built(AKA “modular) home.  This is also not to be confused with a traditional FHA end loan for a newly built home.  Some lenders will try and tell you they can do FHA loans for newly built homes but that is not the same either.  Simply providing an FHA loan for a just-completed home is much different than a true construction-to-perm loan where by the land is acquired at initial closing with this loan, then draws are make to the builder as each phase of construction is complete.  This is a true construction-to-perm loan, not just an FHA loan that acts as the “end loan”.

FHA Construction Loans – The Benefits

Many folks ask why its so hard to find a bank that will even offer construction loans these days.  There are a number of reasons why construction loans are viewed as being high-risk these days but perhaps the most important one is the appraisal issue.  Because of the turbulent real estate market we are in right now, if you were to get conventional construction-to-perm financing from a bank and your builder begins construction of your home, the property might very well be worth less in just the short 5 months it takes to complete the home!  This is possible these days due to poor home sales in the same area negatively affecting the current value of your home which is still under construction.  To overcome this, the FHA construction home loan program is a 100% true “single close” transaction.  This means that there is no 2nd appraisal at the end, no re-qualifying the borrower, no re-pulling the credit report, and no re-verifying employment.  Once the initial closing is complete, the borrower is essentially out of the equation until the builder finishes the home.  You can use this loan to build your next dream home, and it works great with small builders as well as any of the big “track builders” such as Toll Brothers, Ryland, Pulte, D.R. Horton, and William Ryan Homes just to name a few.

What Banks offer FHA Construction Loans?
As you may have discovered already, very few banks offer the true FHA construction loans.  This is because significant infrastructure is required to facilitate these unique construction mortgages including the draw center, construction/builder underwriting dept, and more.  Also, the bank must be willing to lend their own funds during the construction phase and up until the home is complete, which very few banks are willing to do.  Still, there are a couple good banks out there who specialize in this program.  One of which is Joe Karns at Bridgeview Bank.

Author Joe Karns of Bridgeview Bank is a seasoned mortgage professional dedicated to bringing his subscribers relevant and useful information on how to compare construction lenders. Want a free construction loan consultation?   Check out Joe Karns at the following link for FREE expert advice on helping you source the best FHA construction loans.

FHA Condo Approval and Its Crucial Role Today FHA Condo Approval and Its Crucial Role TodayComments Off on FHA Condo Approval and Its Crucial Role Today

FHA Condo Approval

Understanding the FHA Condo Approval:
Unlike back in the mid 2000’s when bank didn’t focus on condo project approvals, many consumers are realizing that this factor can dramatically impact their transactions due to the more difficult lending requirements of today. Let me preface this article by saying that this is somewhat of a high level overview and I will have future pieces which go deeper into the nuts and bolts of specific condo project approvals.

How FHA Condo Approval Status Impacts Existing Owners:

Lets say for conversation’s sake that you purchased your condo unit five years ago and at that time the 30yr fixed interest rates were 6.000%. With interest rates at historic lows of 4.000% on a similar 30 year fixed mortgage, many homeowners would love to take advantage and refinance or purchase a new home at a low rate. Now wait just a minute – Before you can become approved for refinancing your existing mortgage, the lender will need to try and “approve” your condominium project, or in other words, check to see if all major aspects of the project adhere to the most current “Agency” guidelines. The agency in question is usually Fannie Mae. This is where things may get tough since many project may no longer qualify for Agency approval. Always check with your lender first to see if the condo project is approved.

How FHA Condo Approval Impacts Sellers:

Wouldn’t you agree that it seems there are more homes going up for sale right now than ever before? Everywhere we look, there seem to be more “For Sale” signs in windows. You may be asking, how do condo project approvals impact those property sellers? The Answer is this: If the original developer and/or the current home owner’s association never bothered with (the now essential) condo project approvals, how are any new potential buyers going to be able to purchase their property? The fact of the matter is that the condo project will need to become “approved” before lenders can provide financing to new buyers. The first question on every home buyer’s list should be whether the condo project is “approved”. If half of all buyers are using FHA(HUD) mortgages now, half of all potential buyers would be ineligible for financing if only the FannieMae approval is in place instead of both Fannie and HUD. As a rule of thumb, if you are considering buying, selling, or even just refinancing, first investigate whether the condo project approvals currently in place. If the subject property’s Home Owner’s Association say they don’t have condo project approvals, or the condo project approvals are expired, then your next call should be to a qualified lender or consultant who can help you get the project approved. There are a select few specialists out there who will even do these for free as long as they get your business in regard to the mortgage. Always have your condo project approvals done before your property is listed for sale and this will really improve your likelihood of selling the home, and will also help set apart your property from the crowd.

FHA Condo Approval and How It Can Negatively Impact Buyers:
Imagine your dream property downtown close to the nightlife, lakefront, and is located in the very best neighborhood. I bet the last thing you’re thinking about is whether those buildings have up to date condo project approvals, right? Once you discover the project is not eligible for financing, you may be very disappointed. Some projects may no longer be eligible for financing since lending guidelines have become so much tougher these days. As recently as 2005, on condo conversions and newly built projects, you didn’t need as much as a single unit sold before regular Fannie/Freddie insured closings could begin. Back in the “good old days”, condo project approvals used to be issued by the banks before so much as a single unit was closed, putting all of the responsibility of the success of the project with the builder. Before the first actual closing can take place these days, at least 51% of the total units in the subject phase must be sold/contracted. How? you might be wondering? This means a highrise must have 101 out of 200 total units under contract to real individual buyers before the actual settlements can begin. Some strategies exist among developers to get around these guidelines, including “phasing” of floors in the building but that is generally only allowed on low-rise projects. Prior to the 51% “pre-sale” threshold being met, a select few local banks may step up and fund private mortgages to help cover the gap between 0% sold and the Fannierequired 51% sold. However, these portfolio loans usually have less favorable terms, are ARM’s (adjustable rate mortgages), and usually have higher interest rates than their Conventional loan counterparts. HUD has recently stepped up and lowered the presale requirement on new construction condos (and condo conversions) form 51% down to just 30% resulting in closings being able to start sooner. Unfortunately, I have not seen a whole lot of positive results from this enhancement. Its best to save yourself a lot of time and headaches by researching the building’s condo project approvals prior to putting an offer on any unit.

Author “Joe Mortgage” is a condo project approval expert who is owner of hotratequote.com and is committed to bringing readers relevant and important information. Find out more at the following link for a free consultation on how to obtain FHA condo approval.

Chicago Tribune:  30-year Mortgage Rates Dip to 3.62% Chicago Tribune: 30-year Mortgage Rates Dip to 3.62%(1)

Chicago Tribune:
30-year Mortgage Rates Dip to 3.62%

According to Tribune reporter, Mary Ellen Podmolik, 30 year fixed mortgage rates have dipped to new all-time lows at 3.62% on average. It is believed that this additional dip in rates is unfortunately a signal of our further slowing economy. For existing home owners and home buyers, however, this rate drop is great news. In fact, rates have inched downward in 10 of the past 11 weeks (this article was written on 7/10/12). Similarly, the average 15 year fixed rate has fallen to just 2.89% down from 3.75% one year ago.

If you are a Chicago Tribune reader like I am, always scanning ads from lenders claiming to have the absolute lowest rates, here are a few factors to consider when searching for the best mortgage lender:

Broker Vs. Banker:
At this time there are 2 major varieties of lenders to take into consideration. The first are mortgage brokers which from a technical perspective will not fund the transactions with their funds, however they typically provide the widest assortment of bank investors to put the loans with (these big investors being Wells Fargo, Citibank, Chase, and GMAC just to name a few). The side effects of a broker not utilizing their own funds to actually fund your deal is their outsourcing of underwriting. This may occasionally bring about additional issues for borrowers hoping for the smoothest deal possible. As opposed to brokers, mortgage bankers offer a similar experience but in most cases have in-house underwriters whom approve the mortgage to fund and so they ultimately close the mortgages by themselves giving them the last say in accepting closing conditions.

Understanding Price Structures and How These Types of Banks’s Advertising “zero cost” loans in the Chicago Tribune Bring In Revenue is Crucial to Obtaining The Best Rate.

It is important you fully grasp that Broker firms usually have the cheapest cost of doing business that may result in the absolute lowest rates. Even so, quite a few shoppers still frown upon brokers because they also typically use outside agencies for many of the important aspects that go into getting your loan to the closing table and that can result in a few of the head aches pointed out above in Tip Number 1. Conversely, the “Big Investors” including Wells Fargo, Chase, and Citi provide the absolute greatest overhead costs which commonly trickles down to the buyer in the form of unfavorable interest rates. The “Big Banks” have considerable ongoing costs which includes billboards, tv and radio commercials, web banner advertisements, numerous levels of administration, loss mitigation departments, legal departments, and on and on. For this reason, you can usually find the best Chicago mortgage rates within the Chicago Tribune’s Real Estate section by selecting a lender who’s characteristics rest in the middle of the spectrum:  a “mortgage banker”. Mortgage bankers traditionally possess remarkably low overhead costs yet nevertheless have the control of important services in house, specifically their underwriting and closing departments.

Author “Joe Mortgage” is a marketing and advertising innovator who is owner of hotratequote.com and is committed to bringing readers relevant and important information. Find out more at the following link for a free information on how to obtain the lowest mortgage rates like the ones you see every week in the Chicago Tribune.

Chicago Home Loans – How to Compare the Best Lenders? Chicago Home Loans – How to Compare the Best Lenders?(1)

Locating the Best Chicago Home Loans

Because of today?s historically competitive loan rates, countless folks within the Windy City are generally asking ways they can attain the most beneficial Chicago harp refinance rates. Here are a couple of ideas for helping shoppers source the hottest deal.:

Chicago Home Loans – Broker Vs. Banker:
There are usually two primary types of lenders to take into account. The first are brokers who from a technical perspective tend not to fund the transactions utilizing their own funds, but they usually feature the greatest assortment of bank investors to put the loans with (these big investors being Wells Fargo, Citibank, Chase, and GMAC to name a few). The negative effects associated with the broker not using their own funds to actually close your transaction is the outsourcing of underwriting. This may occasionally bring about additional hassles for consumers hoping for the smoothest transaction conceivable. Unlike brokers, mortgage bankers offer a similar experience but almost always have in-house underwriters which clear the mortgage loan to close and they eventually close the loans on their own giving them the final authority in accepting conditions.

Understanding Price Structures and How These Institution’s Bring In Revenue is Significant to Getting You the Best Chicago Home Loans:

It is essential to realize that Broker businesses commonly have the lowest overhead costs which will result in the absolute lowest rates. Even so, countless consumers still frown upon them because they also generally use outside agencies for many of the necessary services that involve getting your loan to the closing table which might bring about a few of the headaches described above in Tip Number 1. Conversely, the
“Big Banks” such as Wells Fargo, Chase, and Citi have the absolute greatest expenses which sometimes end up charged to to the buyer in undesirable rates. The Big Banks have large on-going carrying costs such as billboards, tv and radio commercials, web banner advertisements, countless levels of operations, loss mitigation departments, legal departments, and on and on. Due to this, you can typically find the best Chicago mortgage rates by choosing a lender in the center of the spectrum: the mortgage bankers. Mortgage bankers traditionally have relatively low cost to do business however still have the control of critical services in-house, specifically underwriting and closing departments.

Lenders Closing Costs and Finding the Best Chicago Home Loans:

You may have seen several lenders advertising and marketing “no costs”, primarily for refi transactions. Use caution though because quite often they already have rolled those costs in to the rate in one way or another. For example, it should be up to you the shopper whether you’d like the closing fees paid at closing with cash, rolled into the new transaction, or, paid for by the mortgage lender but in exchange for a marginally greater rate. Traditionally with mortgage bankers including Bridgeview Bank, they’re now able to pay for the majority of or all of your closing expenses and also still get you a rate that is lower compared to any of the “big banks”.

Blogger “Joe Mortgage” is a sales innovator who is owner of hotratequote.com and is rather committed to delivering readers with pertinent and also helpful advice. Find out more about the following hyperlink for a 100 % free refinance consultation and professional counsel on how to obtain the best chicago home loans.

How Do I Get the Best Chicago Mortgage Rates? How Do I Get the Best Chicago Mortgage Rates?(4)

Best Chicago Mortgage Rates

With today’s historically low interest rates, many folks here in the Windy City seem to be asking how they can obtain the very best Chicago mortgage rates. Here are a few pointers to help consumers source the best deal:

Broker Vs. Banker:
There are two main types of lenders to consider.  The first are mortgage brokers who technically do not fund the transactions with their own funds, however they usually have the widest selection of secondary market investors to place the loans with (these investors being Wells Fargo, Citibank, Chase, and GMAC just to name a few). The downside of the broker not using their own funds to actually close your deal is their outsourcing of underwriting. Simply put, brokers typically don’t underwrite the transaction in-house and therefore you may not know of some challenges, hurdles, or additional documentation required until you get close to closing. This can sometimes result in additional headaches for borrowers hoping for the smoothest transaction possible. Unlike brokers, mortgage bankers are similar but almost always have in-house underwriters who clear the loan to close and they ultimately fund the loans themselves which give them the final say in accepting documentation, conditions, etc.

Understanding Cost Structures and How These Banks’s Make Money is Important to Getting You the Best Chicago Mortgage Rates:

It’s important to understand that Broker companies typically have the lowest overhead costs which can often result in the absolute lowest rates. However, many consumers still shy away from them due to the fact that they also usually outsource many of the essential services that go into getting your loan to the closing table and that can lead to some of the headaches mentioned above in Tip#1. On the other side of the spectrum, the “Big Banks” such as Wells Fargo, Chase, and Citi have the absolute highest overhead costs and that often trickles down to the consumer in unfavorable rates. The Big Banks have massive ongoing costs including billboards, tv and radio commercials, web banner advertisements, numerous levels of management, loss mitigation departments, legal departments, and the list goes on. For this reason, you can usually get the best Chicago mortgage rates by going with the lender in the middle of the spectrum: the mortgage bankers. These guys typically have relatively low overhead costs yet still have the control of essential services under their roof, specifically underwriting and closing departments.

Closing Costs and Getting the Best Chicago Mortgage Rates:

You may see some lenders advertising “not closing costs”, especially on refinance transactions. Be careful though because usually they have built those costs into the interest rate one way or another. For example, it should be up to you the consumer whether you’d like the closing costs paid at closing in cash, rolled into the new loan, or, paid for by the lender but in exchange for a slightly higher interest rate. Typically with mortgage bankers such as Bridgeview Bank, they can cover most or all of your closing costs and still get you a rate that is lower than any of the “big banks”.

Author Joe Karns of Bridgeview Bank is a seasoned mortgage professional dedicated to bringing his subscribers relevant and useful information on how to obtain the most competitive mortgage rates. Want a free mortgage checkup?   Check out the following link for some FREE expert advice on how to source the best Chicago mortgage rates.

New Home Construction Loans – Where Do I Start? New Home Construction Loans – Where Do I Start?(1)

New Construction Loans – Where Do I Start?

For many folks wanting to design and build their new dream home, this may seem to be a daunting undertaking which is why many ultimately end up turning to one of the big “track builders” such as Toll Brothers, Pulte, and the like. What makes many folks nervous is that they simply don’t know where to begin in the construction process and specifically the sourcing of new home construction loans. When in search of the best construction loan program for your particular project, its important to consider the following:

New Construction Loans – Method of Building:

The first aspect of choosing new construction loans should be what your method of construction will be. “Method?” you may ask? Yes, there are two primary methods of construction these days and they each have pro’s and con’s. Traditional “stick-built” construction is what most are familiar with. This method of construction allows for the greatest amount of customization however traditional 100% site-built projects are at the mercy of the weather and in some cases cost over-run concerns. The second option which is becoming increasingly popular is off-site home construction, also known as “modular home construction”. There is often a misconception that modular homes are built to lesser quality simply because they are built in blocks at a factory and then delivered and assembled at the construction site. The reality is quite opposite. In fact, both homes are built to the same local building code and due to the modular homes being built mostly indoors, they usually end up being built tighter and straighter than their site-built counterpart. The only downside of modular built homes is that they are somewhat limited in regard to extensive customization, however there are usually more floor plan options within modular homes and technology continues to further this initiative. Regardless of square footage or desired elevation of your dream home, you should consult both types of builders with your plans/specs to compare their offerings and prices.

New Home Construction – What’s Your Timeframe?

When considering lenders for new construction loans, its important to first consider how long your builder expects it to take to finish your home. Because of current restrictions on lending guidelines, many banks will frown upon the construction phase taking more than 6-7 months. This is primarily due to Fannie Mae’s unwillingness to allow for construction terms longer than 9 months. Also, a bank’s greatest exposure for things to go wrong is during construction therefore many try to mitigate their risk by putting a cap on the number of months any home can be under construction. A general rule of thumb for this aspect is: the longer you expect your home to be under construction, you better be that much more well-qualified in regard to income, assets, credit scores, and down payment. Its important to keep in mind that the average 2400 square foot two story home would take about 6 months to complete, where as its modular-construction counterpart would only take half the amount of time to construct.

New Construction Loans: Construction-to-Perm vs. Construction + End Loan:

There are two main types of construction loans. The first is a single-close transaction known as a “construction-to-perm” loan because both the construction loan and permanent fixed loan are wrapped into the same mortgage application and closing. Other banks prefer the other type of new construction loans which is a construction line of credit followed by a refinance of that into the permanent fixed end loan once the home is finished. A risk of using a two-time close is that you must re-qualify for the end loan once the home is complete and there also needs to be a 2nd appraisal which often may come in short due to today’s turbulent real estate market.

The only true single-close construction loan is the FHA construction loan. This type of government insured construction-to-perm loan is rare but very powerful as there is absolutely no re-qualifying upon home completion nor is there a second appraisal.

In conclusion, it is important to take the time and carefully consider the many aspects of choosing new construction loans as well as the experience of the construction lenders who offer them.

Author Joe Karns of Bridgeview Bank is a seasoned mortgage professional dedicated to bringing his subscribers relevant and useful information on how to compare construction lenders. Want a free construction loan consultation?   Check out Joe Karns at the following link for some FREE  expert advice on helping you source the best new construction loans.

Best Jumbo Lenders – How to Source the Best Mortgage Rates Best Jumbo Lenders – How to Source the Best Mortgage Rates(1)

Best Jumbo Lenders – First, what is a jumbo mortgage?

Jumbo loans and mortgages are similar to traditional mortgages, only they are larger.  Some would argue that the name is somewhat silly seeing that these mortgages are typically a higher-end type borrower but the name has founds its place within the mortgage industry.  Generally speaking in most markets, any mortgage over the $417,000 Conventional limit is considered a non-conforming or jumbo mortgage.  There are some exceptions in “high cost” areas of the country but for this article we will stick to the standard $417K+ realm for finding the best jumbo lenders.

Best Jumbo Lenders – Guidelines to Watch Out For:

Due primarily to the higher loan amount and overall risk of these these mortgages, jumbo loans typically come with more stringent lending guidelines than their Conventional counter parts.  First, the down payment(or equity, on a refinance) requirements are generally more strict, typically 20%-25% down at a minimum.  Next, expect the debt-to-income ratios to be a bit more restrictive than a Conventional loan.  Another aspect that is different will be the cash “reserve” requirement.  Typically lenders will want to see at least 6-12 months worth of mortgage payments in the bank, in liquid form.  This helps ensure that the borrowers can continue making payments if something unexpected were to occur such as a job loss, large home/auto repairs, or any other emergency which may cause money to get tight for a stretch.  Even the best jumbo lenders may also require additional documentation, such as three years worth of tax returns vs just two, additional asset statements, and often times additional documentation pertaining to corporate entities owned by the borrowers.

Best Jumbo Lenders – About Interest Rates?

As you may expect, jumbo loans typically carry a bit higher interest rate.  This is not only due to some added layers of risk, but also because they are generally “portfolio loans” or mortgages retained by the lending institution after closing and not sold in the secondary market.  Because portfolio loans are “shelved” and retained, the loss is much greater if a borrower were ever to go into default.  For this added risk, the interest rates are generally anywhere from .25% – 1.00% higher depending on the loan term and other layers risk factors.  This sometimes can work to a jumbo borrower’s favor, however.  Since the portfolio lender has full control over structuring the loan, they may sometimes grant special ultra-low interest rates to very well-qualified borrowers and/or borrowers who also happen to have large asset accounts with their lending institution.  That being said, you can sometimes put your current bank among the best jumbo lenders by virtue of simply having large asset accounts there and being on their “VIP list” of sorts.

Remember, sometimes your best place to find the best jumbo lenders is your own local bank.  If you have large asset accounts at a local bank, or you can move some money there, it is quite likely that bank may grant you special rate incentives on your mortgage in return.

In conclusion, jumbo loans are just larger mortgages with more strict guidelines and slightly higher interest rates.  Though they are often times “portfolio loans” retained by the lending institution, the process for obtaining a jumbo mortgage is generally the same as that of a Conventional loan.

Author Brad Troendle of PNC Bank is a seasoned mortgage professional dedicated to bringing his subscribers relevant and useful information on how to compare jumbo mortgage rates. Want a free jumbo mortgage quote? Check out the following link for more a FREE consultation and expert advice on helping you identify the best jumbo lenders.

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