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Mortgage Online at 425.com works with both residential and commercial property. We help self-employed borrowers, as well as those borrowers with credit challenges. Whatever your background, whatever your concern, let us help you make your dreams a reality! Top of Page
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A mortgage broker acts as a representative of many different lenders and investors and has the ability to provide home loans that fit the buyer's needs and qualifications. A good mortgage broker places loans with banks, Savings & Loans and mortgage bankers, finding the best possible loan program at the best price available. Besides offering a "loan menu" that provides choices and alternatives from many sources, a mortgage broker offers services which are not found at any one bank or Savings and Loan. Surprised to hear this? You may be, because many people think that mortgage brokers are merely middlemen who introduce borrowers to lenders for a fee. When you consider the following you may have a better idea why we feel we are the best source for any real estate loan. We are the exclusive source to many of the best real estate mortgage options. Top of Page
SIX REASONS TO USE A MORTGAGE BROKER
and BANKER
1) IMAGE ENHANCEMENT - We know how to structure and present your loan package to a lender in such a way as to put you in the best possible light. Proper packaging makes the process go much smoother, prevents problems from occurring and ensures timely loan approval. We know how to present the best possible picture to prospective lenders.
2) YOU BENEFIT FROM OUR EXPERIENCE AND MOTIVATION - As professional loan consultants we: a) know how to shop, evaluate, submit and fund loans; b) don't get paid unless your loan funds; and c) don't get any future business unless we make sure you are satisfied. In other words it's our business to make sure you are happy with our performance and service as well as the loan product you select.
3) SHOPPING CONVENIENCE - You can shop and compare all of the loan programs available from the market in one place. We are professional loan consultants whose job it is to help you understand and evaluate all of your possible options. We work for the borrower and have their best interests at heart - not the bank's! We'll give you the real story, nothing less.
4) SAFETY NET - If something unexpected occurs during the processing of your home loan at a bank or Savings and Loan you lose time and maybe your desired home, if they won't do the loan. Their loan package is good for only the minimal programs they have to offer. Our universal loan package is good at over one hundred lenders. If circumstances change we can usually adjust to them quickly without causing you to suffer inconvenience, lost time or be subject to additional appraisal, credit, documentation or other fees. And you'll still get the best loan you and the property can qualify for under the circumstances.
5) WE SAVE YOU MONEY - When you can shop and compare you often not only get the best possible loan program, you get the best possible price. Brokers work on commission and are not bound by rigid pricing guidelines. Even many, many banks and Savings and Loans have realized that mortgage brokers do a better job at a lower cost to you, the Homebuyer. We provide many home loans for bank and saving & loan employees.
6) CLOSING -We can also offer the same security of closing in a timely manner that can be found at any bank, Savings and Loan or credit union. We fund almost 100% of all loan applications accepted. That's a record we're extremely proud of and a reputation we plan to maintain. Top of Page - Secure Loan Application - Prequalify Online Home Loan
- HOW TO QUALIFY FOR A REAL ESTATE LOAN
Qualifications for real estate financing are based on the borrower's income, his credit rating and monthly credit obligations and an appraisal of the subject property. Underwriters first determine the income to be used for qualifying purposes and then calculate the ratio of income to the proposed monthly payment of principle, interest, taxes and insurance (PITI). This is referred to as the "top" ratio. The underwriter then adds the payments on monthly credit accounts that are found on the Credit Report to the PITI and calculates the ratio of income to this figure to find the "bottom" ratio. This gives the underwriter two ratios of income to payment. Underwriters are typically looking for ratios that are 28% over 36% for loans with less than twenty percent down and 33% over 38% with twenty percent or more down.
Higher ratios may be approved on a case by case basis depending on compensating factors such as employment stability, excellent credit, financial strength and the size of the down payment. Special high debt ratio programs are also available which will allow ratios to 45% with as little as ten percent down and ratios of 60% with twenty percent or more down. These loans are often easier to obtain and usually have slightly higher rates and/or fees than are found in standard loan programs, but in the long run may be extremely beneficial in putting you into your dream home.
EXAMPLE:
A home is being purchased at a price of $150,000 with 20% ($30,000) as a down payment. The loan is a thirty year fixed rate mortgage at 10.25%. The buyer's gross monthly income is $3,900.
Principle and interest payments on the loan are $1,075 per month, monthly taxes are $186 and monthly insurance costs are $30. Therefore the PITI is a total of $1,291.00
The buyer's have a total of $204 per month of additional obligations.
_____33%_____top ratio _____38%______bottom ratio
$3900 / $1291 (PITI)
$3900 / $1495 ( PITI + bills ) (income)
Income that is acceptable for qualification purposes is determined by the following methods:
1) Self employment, commission, bonus, and overtime income are averaged over twenty-four months.
2) Salary is accepted at current levels.
3) Monthly income is derived from hourly wages by number of hours worked per month.
With Easy Qualifier Loans requiring a minimum of ten percent down, income as declared on the application by the borrower, is not scrutinized, averaged or questioned as is income on a full documentation loan. This often makes qualifying much easier. Allowable ratios on Easy Qualifiers are often calculated on a make sense basis due to the large down payment. If you wish to obtain an Easy Qualifier loan, a loan officer can show you how to apply the liberal guidelines to your personal situation in order obtain maximum benefits. Top of Page
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CREDIT PROBLEMS
Credit Problems may be defined as late payments on credit cards, mortgages, auto loans, or consumer loans. Judgments, liens, bankruptcies, and collections are also in this category if they show up on the credit report. Often the appearance of any of these items on the credit report severely limits the options of people looking to borrow money or even rent a house.
Credit reporting agencies are very protective when the accuracy of their reporting is challenged, but recent surveys have shown that 47% of what is reported on credit reports is NOT ACCURATE. The good news for consumers is that there are legitimate methods that can be used to assist them in having inaccurately reported items removed from their credit report. The first course of action is to send a letter of request for correction of any mistakes, along with any supporting documentation, to all three main bureaus. When submitting to the three main bureaus for corrections be sure to request a copy of the corrected report so that you know that the issues have been addressed. For more complicated issues or to clear problem items we refer our clients to a consultant in the field of credit consultation and verification who has an excellent track record. This consultant assists consumers in improving the quality and accuracy of information reported on their credit reports. All interested parties are encouraged to contact their Mortgage Online at 425.com personal loan consultant to obtain the name and phone number for assistance.
CREDIT LETTERS
One of the most under used, yet extremely valuable tools is the Credit Letter. When there have been a few unavoidable glitches a well written Credit Letter can solve the problem and smooth the way for much easier and often much more favorable loan approval. The important elements of a good credit letter are that each issue is addressed individually and that you establish an event that led to the problem and an end point to the problem. Your Mortgage Online at 425.com Loan Consultant is well experienced in addressing Credit issues and would be more than glad to assist you in structuring a good Credit letter. Do not under estimate the value of a good credit letter. Top of Page
- HOW TO SHOP FOR A REAL ESTATE LOAN
When shopping for a real estate loan, it is wise to consider the following factors before making a choice that you may have to live with for several years to come.
1) PRESENT AND FUTURE INCOME -
You may require lower mortgage payments for a few years while your income grows or until some expected future event occurs. If you have your heart set on a certain house, your present income may limit you to certain loan programs. Consult your loan officer for information about loan programs that offer lower payments for different periods of time. Make sure that you can qualify for and live with one of them before going forward with your purchase or refinance.2) TERM OF EXPECTED OCCUPANCY OR OWNERSHIP - Long term ownership may be best served by a fixed rate loan. Short term owners may obtain money savings benefits from buy down loans, graduated payment mortgages (GPM'S) or adjustable rate mortgages. Consult a loan officer regarding your specific situation to obtain maximum benefit from tailoring your financing package to your individual situation.
3) CREDIT RATING -
Late payments on credit cards and mortgage loans will require explanation. Collections, judgments and tax liens are looked at very carefully by underwriters and will require satisfactory explanation and possible payment of outstanding balances. Past credit problems may limit you to certain loan problems especially if you wish to purchase property with a down payment of less than twenty percent. It is a good idea to consult with a loan officer if credit rating is a concern. Your loan officer can present options in the form of possible credit clean-up and/or special loan programs that fit your circumstances.4) FUTURE PLANS -
You may be planning an addition to your family or another major purchase such as a boat, car, motor home or ??? - these should be considered when selecting your new house payment. Planning ahead can prevent getting behind.5) PROPERTY QUALIFICATIONS -
Certain properties may limit the availability of loan products due to condition, size, age, foundation type, construction, location or any additions made without proper permits. Your Realtor and loan consultant can steer you in the right direction.6) DETAILS -
You should investigate all details of any loan program you are considering to be able to properly calculate it's compatibility with your personal circumstances. Make sure you know all costs that may be involved. If you are looking at an ARM, GPM or a Buydown be sure that you are clear about the extent of future interest rate or payment adjustments and any possible negative amortization. If you find that for one reason or another your choices are limited, you must consider how much you want the property before going forward. For instance, the amenities of home ownership, the tax savings, and the future gains from property appreciation may outweigh any negatives associated with a less desirable loan.7) BEST DEAL -
If you are one of those lucky few who can easily afford the home of your choice, you may have no considerations other than which loan is the best overall deal. Try comparing loan fees combined with principle and interest payments over two or five years; this will give you an idea of what the best possible deal for you really is. Your loan consultant can provide you with professional loan comparison assistance. Top of Page - Secure Loan Application - Prequalify Online Home Loan
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GOOD FAITH ESTIMATE
The Good Faith Estimate is an estimate of all closing costs and loan fees that a borrower can reasonably expect to incur in a home purchase or refinance. It is required from the loan officer within three days of loan application, but it is often a good idea to obtain a GFE at the time of the loan application so that you know from the beginning what to expect. When evaluating the costs of a loan it is a good idea to also consider the monthly payment; a loan may cost $500.00 more to obtain than another but it may also offer $5,000.00 less in payments over the first few years giving the borrower an actual savings of $4,500.00. Ask your Mortgage Online at 425.com loan officer as many questions as you have regarding the GFE and use it as a tool to gain greater understanding of any loan you are evaluating or selecting.
The following is an example of a GFE on a loan for $100,000.00 with an interest of 10.25% being offered for one point.
Borrower: Mr. & Mrs. Smith
Date: Feb. 14, 1998
Property Address: 325 Happy Valley Rd.
Sales Price: $150,000
Loan Amount: $100,000
Term: 30 years Interest Rate: 7.25 Payment: $896.10
The following represents our best estimate of charges you may incur in connection with your purchase of the above referenced property. This form does nor cover all items you will be required to pay in cash at settlement, for example, deposit in escrow for real estate taxes and insurance. You may wish to inquire as to the amounts of such other items. You may be required to pay other additional amounts at settlement.
ITEM ESTIMATE
Loan Origination Fee two points $2000
Discount one point $1000
Appraisal $400
Credit report $35
Interim Interest from 3-25 to 3-30 @$44. 36 per day $222
Settlement or Closing Fee (Escrow Fee) 300
Documentation Preparation 250
Courier / Flood Cert. 20
Title Insurance 200
Recording Fees: Deed $ ; Mortgage $ ; Releases $ 50
Tax Service Contract 60
Hazard Insurance Premium First Year 300
Processing Fee $300 -----------
TOTAL $ 5192
The above represents estimates only. The estimates are based upon our experience as to which party, buyer or seller, typically pays for specific charges and the amount thereof. We do not warrant that these amounts will be those actually charged at closing.
THE CERTIFICATE OF PRE-APPROVALA certificate of pre-approval verifies that home buyers have taken the time to explore their personal financing qualifications and options before making an offer to purchase property. Based on income, credit rating and monthly obligations, a certificate of pre-approval is only contingent on satisfactory file completion and final documentation acceptable to a lender. It makes good sense for prospective home buyers to explore their financing options before shopping for property.
By taking the time to prequalify for financing they ensure that time will not be wasted on properties that are out of their reach nor will you unnecessarily rule out a home which you may in fact be able to afford. Also, a pre-approval letter can be in the buyer's favor when a seller is considering multiple offers because it lets the seller know that the buyer has already researched financing options and is ready to go forward. Whenever possible, buyers should include a certificate of pre-approval with their written offer to purchase property. You may obtain a pre-approval letter by simply contacting any Mortgage Online at 425.com Mortgage loan officer and arranging a free consultation. You will be officially prequalified for the amount you can borrow under the guidelines of a variety of loan programs. At this time you will be issued a certificate of pre-approval. Top of Page
An interest rate lock guarantees that a borrower will have a certain interest rate provided his loan is approved and funded within the period of time specified in the lock-in agreement. For instance, if your rate is locked in for thirty days, your loan must be approved and funded within thirty days in order to guarantee the rate. Lock-ins are extremely useful in times of rising rates because they protect the borrower from being hurt by changes in the market that may occur between application and funding.
Most rate locks are free of charge and do not require the borrower to honor them if the rates go down. Consult your loan officer for information regarding rate locks and how to use them to your fullest advantage.
LOCK AND SHOP
You can now lock-in your interest rate prior to even beginning your search for a new home. So, not only can you go out armed with a Certificate of Pre-Approval but also with the peace of mind that your protected from an rise in interest rates. Many programs even include a float down option which your Mortgage Online at 425.com loan consultant can fully explain to you.APPRAISAL
An appraisal is an evaluation of a property to determine its current market value. It is a collection of information compiled by a professional appraiser who has been trained to note and compare details of recent comparable sales in similar areas. For loan purposes , the value of a property must be substantiated to the satisfaction of the lender by the sale prices of comparable properties that have sold within the last three to six months in a reasonably close proximity to the subject property. An appraisal report contains details of the subject property as well as photos of the front and rear of the property and a photo of the neighborhood. Top of PageA structural pest inspection, better known as a Termite Report or a Pest Report, is an inspection by a specialist who determines if there is any evidence of a pest infestation, dry rot, roof or floor damage, or any other conditions evident in a property that require attention. Evidence of any of these conditions could affect the value of a property. Termite Reports are dealt with differently by different lenders, depending on their contents. Borrowers may wish to have termite work done before or after the close of escrow, or not at all. Lenders often want to dictate how a buyer handles a pest report. A loan officer can help to determine how the handling of information contained in the report can best benefit the buyer. Top of Page
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SHOPPING LIST : COMMENTS FOR HOME
BUYERSReal Estate Agent _____________________________________________________________________
Real Estate Company __________________________________________________________________
Phone No. ___________________________________________________________________________
Property Address _____________________________________________________________________
No. of Bedrooms _____________________________________________________________________
No. of Baths _________________________________________________________________________
Garage _____________________________________________________________________________
Yard _______________________________________________________________________________
Special Features ______________________________________________________________________
Neighborhood ________________________________________________________________________
WHEN TO REFINANCE
The question of when to refinance is a topic of much discussion among homeowners. Should I do It before rates go up? Are you interest rates about to go down a little more? Should I wait and see? Should I just forget about it? It seems that everyone's goal is to save money. The truth is that since every situation is unique there is no one answer that is right for everyone. There are, however, some basic questions that we can answer for ourselves to assist in evaluating our individual situation.
1) How long will I own the home? Long term ownership is usually best served by a Fixed Rate Mortgage, but you have to be there for awhile to make a refinance worthwhile. If the savings on monthly payments is enough to pay for the refinance at least two or more years before selling the home it may be a good idea to take a serious look at refinancing.
2) What type of loan do I have now? Adjustable Rate Mortgages are often helpful in purchasing homes and can be beneficial in cases of short term ownership, but nothing beats the security of a competitive fixed rate mortgage. It is my feeling that anytime a homeowner can convert an Adjustable Rate Mortgage to a fixed Rate under 9% it is often a good idea unless they plan to sell the home too soon to benefit from either lower payments or long term stability.
3) How much will I save? If savings appear reasonable when considering the costs involved and the time to break even on them, it may be worthwhile to consider.
4) How will I pay for a refinance? Be advised that if you "spend" equity in your home to pay for a refinance by adding the costs to the loan you are using a financial resource that would otherwise go untapped. Using equity to pay for a money savings refinance is like borrowing the loan fees and paying the costs back at 0% interest. If you must pay out of a pocket for a refinance and you achieve a reasonable savings in a reasonable amount of time it still may be a smart investment.
AN OPEN LETTER TO
ALL HOME BUYERS AND REAL ESTATE AGENTS
I know that home buyers work hard to save their money to buy a home. The purchase of a home is the most important event in their lives and they deserve to get the best loan for their individual needs at a reasonable price. I know that real estate agents work hard to find homes for their clients and they have enough to worry about - they deserve a lender who can take proper care of their clients needs and get the job done.
We saw a need for a competent, competitive, FULL SERVICE mortgage banker, who would be available as needed. Financing makes real estate transactions happen. Without it most deals do not close. The buyers, sellers, and agents all want and NEED someone to handle the financing package and make sure that the buyer gets an acceptable loan that both fits their needs and closes on time. In an effort to fill this need we offers prompt service seven days a week and one stop shopping for all types of real estate loans.
We handle residential, land, construction, and private money loans for purchases and refinances. We're there when an excited couple wants to know if they can afford to buy this great house, a house that may be sold by the next day when the banks and other mortgage companies respond. We're also there when a buyer wants to know what can be done about credit problems. We realize that all the expertise and ability in the world is worthless if it isn't there when you need it. That's why we've made ourselves so available. We believe in offering the best. We take good care of our borrowers and pride ourselves on the fact that most of our clients come back to us and refer us to their friends and family. We think that our service, competitive fees, and dedication to excellence make us a the best source for all real estate loans.
I encourage buyers and real estate agents to check out Mortgage Online at 425.com because I believe that with us the RATES, FEES AND SERVICE WILL BE BEYOND WHAT YOU ARE LOOKING FOR. Trust your financing needs to Mortgage Online at 425.com and I guarantee we'll exceed your expectations.
Gary Flanzer, Loan Coordinator
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Bank United Mortgage BankAmerica Mortgage BOMAC Capital Mortgage, Inc. Chase Manhattan Mortgage Corp. CMC Funding Colonial Mortgage Company Countrywide Home Loans Downey Savings & Loan EMS Financial Mortgage Online at 425.com First Franklin First Mutual Bank 1st Nationwide Mortgage First Union Flagstar Bank Fleet Mortgage Fremont Investment & Loan GN Mortgage Headlands Mortgage Company HomeComings Financial Network HomeSide Lending, Inc. InterFirst Long Beach Mortgage Margo Financial Services, LLC Master Financial, Inc Mesa Loan Services, Inc. Metwest Mortgage NationsBank New America Financial Inc. North American Mortgage Corp. Occidental Mortgage Oceanmark Financial Corporation Pace Funding Pacific Thrift and Loan Partners Mortgage Corporation Pioneer Home Funding Preferred Funding QCI Resource Bancshares Mortgage Group Stanwell Mortgage Sunbelt National Mortgage Temple Inland Mortgage Corp. The Money Store Unicor Mortgage Wes-Tern Equity Services Western Sunrise Mortgage
Bank United Mortgage BankAmerica Mortgage BOMAC Capital Mortgage, Inc. Chase Manhattan Mortgage Corp. CMC Funding Colonial Mortgage Company Countrywide Home Loans Downey Savings & Loan EMS Financial Mortgage Online at 425.com First Franklin First Mutual Bank 1st Nationwide Mortgage First Union Flagstar Bank Fleet Mortgage Fremont Investment & Loan GN Mortgage Headlands Mortgage Company HomeComings Financial Network HomeSide Lending, Inc. InterFirst Long Beach Mortgage Margo Financial Services, LLC Master Financial, Inc Mesa Loan Services, Inc. Metwest Mortgage NationsBank New America Financial Inc. North American Mortgage Corp. Occidental Mortgage Oceanmark Financial Corporation Pace Funding Pacific Thrift and Loan Partners Mortgage Corporation Pioneer Home Funding Preferred Funding QCI Resource Bancshares Mortgage Group Stanwell Mortgage Sunbelt National Mortgage Temple Inland Mortgage Corp. The Money Store Unicor Mortgage Wes-Tern Equity Services Western Sunrise Mortgage