The Ten Commandments of Buying a Home

(Submitted by a fan. Original Author unknown.)

Thou shalt not change jobs, become self-employed or quit your job.
Thou shalt not buy a car, truck or van (or you may be living in it)!
Thou shalt not use charge cards excessively or let your accounts fall behind.
Thou shalt not spend money you have set aside for closing.
Thou shalt not omit debts or liabilities from your loan application.
Thou shalt not buy furniture.
Thou shalt not originate any inquiries into your credit.
Thou shalt not make large deposits without first checking with your loan officer.
Thou shalt not change bank accounts.
Thou shalt not co-sign a loan for anyone.

You can trust us to deliver you into the Promised Land!

Click Here to start your quick Free Credit Analysis & Loan App Now!

Call us to get on a path to mortgage and credit qualification that will quickly lead to your new home.
Even if another Bank or Lender has said “NO,” we will work with you until we can say “YES.”

Call us 1st to AVOID mortgage problems,
Call us 2nd to SOLVE them!

We close loans every day that Banks would not, or could not approve.

J. Scott Harris
Vice President – Mortgage Miracle Working – NMLS #375517

Closing FHA / VA & USDA Loans at 580+ in Texas, Oklahoma & Louisiana

885 E. Collins Blvd. Suite 110
Richardson, TX 75081
24/7 Mobile: 214-435-8825
Secure Fax: 866-343-3688
Gold Financial Services, Inc. is a division of Amcap Mortgage, Ltd. NMLS# 129122

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Government Regulation TRID causes loan production expenses surge to $7,747 per loan

Housingwire – March 17, 2016 – Brena Swanson – Original Article

The net gain on each loan originated by independent mortgage banks and mortgage bank subsidiaries plummeted 60% in the fourth quarter of 2015 due to the implementation of the Consumer Financial Protection Bureau’s TILA-RESPA Integrated Disclosures rule in October.

Net gains only reached $493 on each loan they originated in the fourth quarter, down from a whopping $1,238 per loan in the third quarter of 2015, the Mortgage Bankers Association reported in its Quarterly Mortgage Bankers Performance Report.

“Production profits dropped by over 60% in the fourth quarter of 2015 compared to the third quarter,” said Marina Walsh, MBA’s vice president of industry analysis. “With the Know Before You Owe rule going into effect last October 3rd and declining production volume compared to the third quarter of 2015, mortgage bankers saw their total loan production expenses climb to $7,747 per loan, from $7,080 per loan in the third quarter.”

Walsh added, “The fourth quarter marked the second highest level of production expenses per loan since the inception of our report in the third quarter of 2008.”

Total loan production expenses – commissions, compensation, occupancy, equipment, and other production expenses and corporate allocations – surged to $7,747 per loan in the fourth quarter of 2015, jumping from $7,080 in the third quarter of 2015.

Furthermore, personnel expenses averaged $5,131 per loan in the fourth quarter of 2015, up from $4,674 per loan in the third quarter.

However, Walsh said, “The average production volume per company was nearly double the first quarter of 2014, when production expenses reached a study-high of $8,025 per loan. The increase in total production expenses per loan in the fourth quarter of 2015 cannot be explained solely by volume fluctuations.”

Average production volume tumbled to $538 million per company in the fourth quarter of 2015, down from $614 million per company in the third quarter of 2015. To put this in perspective, in the first quarter of 2014 when per-loan production expenses were at a study-high, the average production volume was $274 million per company. Also, since the inception of the Performance Report in the third quarter of 2008, production volume per company has averaged $332 million.

The volume by count per company also fell, averaging 2,265 loans in the fourth quarter of 2015, down from 2,609 loans in the third quarter of 2015.

In comparison, in the first quarter of 2014 when per-loan production expenses were at a study-high, the average volume by count was 1,238 loans per company. Since the inception of the Performance Report in the third quarter of 2008, the quarterly production count has averaged 1,491 loans.

Other key elements that contributed to the making of the net gain number include:

Total production revenue (fee income, secondary marking income and warehouse spread) stayed flat at 362 basis points in the fourth quarter of 2015, compared to the third quarter.

The “net cost to originate” shot up to $6,163 per loan in the fourth quarter of 2015, up from $5,549 in the third quarter.

The “net cost to originate” includes all production operating expenses and commissions, minus all fee income, but excludes secondary marketing gains, capitalized servicing, servicing released premiums, and warehouse interest spread.

Productivity slightly decreased to 2.4 loans originated per production employee per month in the fourth quarter of 2015, down from 2.5 in the third quarter.

Including all business lines, 72% of the firms in the study posted pre-tax net financial profits in the fourth quarter of 2015, down from 86% in the third quarter of 2015.

In addition, the average pre-tax production profit was 22 basis points (bps) in the fourth quarter, compared to an average net production profit of 55 bps in the third quarter of 2015. Since the inception of the Performance Report in the third quarter of 2008, net production income has averaged 53 bps.

The purchase share of total originations, by dollar volume, was 66% in the fourth quarter of 2015, down from 70% in the third quarter of 2015. For the mortgage industry as a whole, MBA estimates the purchase share at 53% in the fourth quarter of 2015. The jumbo share of total first mortgage originations by dollar volume was 9.34% in the fourth quarter compared to 9.09% in the third quarter.

The average loan balance for first mortgages increased to $238,481 in the fourth quarter of 2015, up from $238,246 in the third quarter.

Repeated evidence shows the impact of TRID was real, whether the reports were anecdotal or statistical.

Back in October, Walsh talked to HousingWire on what is the exact cost of compliance on mortgage originations?

To answer the question, the she was able to compare the fourth quarter of 2012 to the first quarter of 2015 since the quarters share similar volume periods.

The chart shows there is a difference of nearly $1,600 between the two quarters.

Walsh noted that there has to be an explanation behind this although it’s not a cut and dry answer.

Ultimately, Walsh said, “It has become more expensive to be a originator. There has to be a reason. Either you’re processing, underwriting and closing costs are going up or your sales costs are going up.”

Buying a home is now easier than it has been in years.

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TRID – Government over regulation causing lenders to shut down!

TRID Problems Led to W.J. Bradley’s Demise

Becoming the 3rd Retail Lender to halt originations in recent weeks!

By Brad Finkelstein March 16, 2016 – National Mortgage News

W.J. Bradley Mortgage Capital shut its doors after it was stuck with nonagency loans with TILA/RESPA integrated disclosure issues that it couldn’t sell.
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Without specifying the Centennial, Colo.-based lender by name, David Stevens, president and CEO of the Mortgage Bankers Association, said uncertainty about how regulators will police the new borrower disclosures that took effect in October is creating friction between originators and investors.

“One of the recent announcements of a large mortgage lender that shut their doors in the last several days, I quite frankly believe it has a lot to with this, [is] the loss over a cap line with an investor. They were rejected on the nonagency side,” Stevens said Wednesday during a speech at the Regional Conference of MBAs, ongoing this week in Atlantic City, N.J.

W.J. Bradley was one of the first lenders to roll out a non-qualified mortgage loan program. But it lost its warehouse funding because it had jumbo mortgages stuck on its line of credit with TRID issues, according to a former employee of the company who spoke to NMN on condition of anonymity.

Previous attempts to contact the company were not successful and a new attempt to contact W.J. Bradley for further comment has not been returned.

A memo obtained by National Mortgage News sent by W.J. Bradley to its employees on March 13 only states the company made “a strategic decision to wind down their businesses.” It did not specify why.

Before the TRID rules took effect, lenders and compliance experts expressed concerns about the salability of mortgages with TRID defects. W.J. Bradley is the third retail lender to stop originating loans in recent weeks, joining Walter Investment Management’s Ditech Financial subsidiary and the $24 billion-asset BankUnited in Miami Lakes, Fla. However, Ditech and BankUnited remain in the origination business through other channels.

What If I Wait Until Next Year To Buy A Home?

As a seller, you will be most concerned about ‘short term price’ – where home values are headed over the next six months. As either a first-time or repeat buyer, you must not be concerned only about price but also about the ‘long term cost’ of the home.

Let us explain.

There are many factors that influence the ‘cost’ of a home. Two of the major ones are the home’s appreciation over time, and the interest rate at which a buyer can borrow the funds necessary to purchase their home. The rate at which these two factors can change is often referred to as “The Cost of Waiting”.

What will happen over the next 12 months?

According to CoreLogic’s latest Home Price Index, prices are expected to rise by 5.5% by this time next year. Additionally, Freddie Mac’s most recent Economic Commentary & Projections Table predicts that the 30-year fixed mortgage rate will appreciate to 4.5% in that same time.

What Does This Mean to a Buyer?

Here is a simple demonstration of what impact these projected changes would have on the mortgage payment of a home selling for approximately $250,000 today:

Buying a home is now easier than it has been in years.

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Common VA loan misconceptions – It is actually the BEST loan available!

1 in 3 Veterans don’t know about their Home Loan benefit or don’t understand it.

Myth: I do not have a full 2 years of service, therefore I am not qualified.

This isn’t necessarily the truth across the board. As a general rule of thumb for eligibility, the Veteran handbook reports that a veteran is qualified for VA housing loan benefits if she or he served on active duty within the Coast Guard, Marine Corps, Air Force, Navy, or Army was discharged underneath conditions other than dishonorable following either:

90 days or more, any portion of which happened within wartime.

-OR-

181 continual days or above (peacetime).

Two-Year Requirement: A longer length of service requirement has to be met by veterans who:

Enlisted (then service began) following September 7th, 1980

-OR-

Was an officer, plus service started following October 16th, 1981

Those veterans have to have either completed:

Twenty-four continual months or beyond

-OR-

The complete span for which ordered to active duty, yet not less than ninety days (any portion within wartime) or 181 continual days (peacetime).

Non-Active Military Members can still be eligible if:

You have more than 6 years of service in the National Guard or Reserves,

-OR-

You are the spouse of a service member who has died in the line of duty or as a result of a service-related disability.

Myth : VA is not the best loan product.

Fact: VA is one of the best loan options on the market.

Qualified buyers can purchase up to $417,000 in most locations before needing to make a down payment. FHA loans require a 3.5-percent down payment, and many conventional lenders want at least 5 percent.

Having no mortgage insurance–a fixture of FHA loans and required for conventional loans without a 20 percent down payment–can save Veterans more than $200 every month.

It’s the same story with interest rates, which actually tend to run lower on government-backed loans. The average fixed-note rate on a 30-year VA Loan in March was 3.82 percent, compared to 3.99 percent for FHA loans and 4.11 for conventional, according to mortgage software firm Ellie Mae.

VA also limits what lenders can charge in closing costs. In addition, sellers can pay all of a buyer’s mortgage-related closing costs and up to 4 percent in concessions, which can cover things like prepaid expenses or even paying off collections and judgments at closing.

Myth: VA Loans require great credit.

Fact: You don’t even need “good” credit.

VA Loans are more lenient than conventional when it comes to your credit history. In fact, VA has no credit limit, though it is true that Gold Financial generally looks for a 580 FICO score, which, in layman’s terms means “Fair” credit (followed by “Good” and then Excellent”). Conventional loans often require a 660 minimum credit score, although you may need more like a 740 to have a shot at the best rates and terms.

VA Loans also allow Veterans and active military to bounce back faster after a bankruptcy, foreclosure or short sale. You can be eligible for a VA Loan two years after a Chapter 7 bankruptcy discharge; one year after filing a Chapter 13 bankruptcy; and two years following a foreclosure. Some lenders have no required waiting period following a short sale.

With conventional loans, you’re usually talking about a four- to seven-year wait before being able to buy again.

Myth: VA Loans take forever to close.

Fact: They close as fast as the others, and they’re also more likely to close than both conventional and FHA loans.

There’s a lingering misconception that VA buyers are weighed down by bureaucracy and paperwork. The reality is greater automation and efficiency, and other improvements in recent years have helped the VA Loan Guaranty Program more than keep pace.

In March, the average conventional and VA purchase loans each closed in 44 days, according to Ellie Mae. What’s more impressive is that VA Loans are actually more likely to close than their conventional counterparts, which is great news for buyers and sellers alike.

The same Ellie Mae data show that 70 percent of the VA purchase applications made over the previous 90 days went on to close. That’s compared to 67 percent of conventional purchase applications and just 61 percent of FHA applications.

Myth: No down payment makes these risky loans.

Fact: VA Loans have been the safest on the market since the housing crash.

Despite the $0 down benefit, VA Loans have had the lowest foreclosure rate of any mortgage type for most of the last seven years.

VA’s sound appraisal process and common-sense requirement for discretionary income (known as residual income) are key factors in the program’s safety. But the single biggest reason is the Loan Guaranty Service’s dedication to helping Veterans keep their homes.

The program tracks every VA Loan in the country. Loan Guaranty employees get notified anytime a Veteran is more than 60 days behind on their mortgage. These foreclosure avoidance specialists contact the homeowner and intervene directly with lenders and servicers to find alternatives to foreclosure.

Since 2008, the Loan Guaranty Service has helped more than 320,000 Veterans and service members avoid foreclosure. That commitment has saved taxpayers more than $11 billion in foreclosure claim payments.

Myth: The VA loan is a one-time benefit.

Fact: Once you earn this, it’s yours for life.

This is not a one-and-done benefit. Qualified Veterans can use the VA Loan Guaranty Program over and over again. In fact, it’s possible to have more than one active VA Loan at the same time. Maybe you lost your home in a divorce, or have rented out your first home, you may still be eligible for another VA home loan. Even losing a VA Loan to foreclosure doesn’t mean you’re no longer eligible.

Myth: Maximum loan amount is $144,000.

Fact: Loans from $417,000 to Over $1 Million are possible

Originally the VA loan amount maximum was $144,000. Now, loan amounts up to $417,000 are available with 100% financing. VA Jumbo Loans are available to $1,0000,000 or more. The Veteran makes a 25% down payment for the difference in $417,000 loan
amount and the Sales Price.

So here is an Example:
$650,000 Sales Price minus $147,000 = $233,000
$233,000 X 25% = $58,250 Down Payment
VA Loan = $591,750 which is 91% LTV

The BEST part is there is no Monthly PMI, just the VA Funding Fee, which is reduced due to the larger down payment.

Any one of these myths can keep Veterans and service members from exploring their hard-earned home loan benefits.

Please contact me with Questions. If you do not have your VA Certificate of Eligibility, we can help get it for you.

Buying a home is now easier than it has been in years.

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We close loans every day that Banks would not, or could not approve.

J. Scott Harris
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Buying a home in the country just got easier! USDA relaxes credit requirements

February 12, 2016

Credit Validation Requirement – Important Update

Effective immediately, an applicant’s credit score may be validated with at least two eligible trade lines instead of three trade lines as previously required. Such trade lines consist of credit accounts (revolving, installment, etc.) with at least twelve months of repayment history reported on the credit report. Corresponding revisions to the 3555 Handbook will be posted on the USDA Rural Development’s Regulation and Guidance website on March 9, 2016.

At least one applicant whose income or assets are used for qualification must have a valid credit report score or have at least two historical trade line references that have existed for at least 12 months to establish a credit reputation.

For applicants without an established credit history and unable to establish the required number of eligible trade lines to validate the credit score, alternative methods may be used to evidence an applicant’s willingness to pay, such as a non-traditional mortgage credit report or multiple independent verifications of trade references per 7 CFR 3555, Section 3555.151 (i)(6).

Buying a home is now easier than it has been in years.

USDA provides 100% financing for homes outside the major cities.

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GREAT NEWS – North Texas home sales jumped 20 percent in January

North Texas home sales shot up by 20 percent in January, continuing huge gains that began at the end of 2015.

Real estate agents sold more than 5,700 preowned single-family homes last month – the most ever for a January which is typically a slow period for housing activity.

But not this year.

Sales were also up 21 percent from the previous year in December, according to the latest data from the Real Estate Center at Texas A&M University and the North Texas Real Estate Information Services.

The spike in home sales reduced the inventory of homes on the market in North Texas to one of the lowest levels in decades.

Only 16,270 houses were listed for sale with agents in January, a decline of 1 percent from the same month in 2015.

With the tight supply, median home sales prices in North Texas rose another 7 percent from January 2015 levels.

A mid-priced house sold by area real estate agents cost just under $200,000 last month.

Steve Brown/DMN Real Estate Editor – Original Article

Buying a home is now easier than it has been in years.

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Here’s the Bottom Line:
Real Estate is the single best wealth builder for American families.

Call us 1st to AVOID mortgage problems,
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US HOME PRICES RISE; DALLAS IS ONE OF 4 CITIES MATCHING ALL-TIME HIGH

Original AP Article 1/25/2016

WASHINGTON (AP) — U.S. home prices increased at a faster clip in November, the gains fueled by solid hiring growth, historically low mortgage rates and a shortage of houses on the market.

The Standard & Poor’s/Case-Shiller 20-city home price index rose 5.8 percent from a year ago, up from a 5.5 percent pace in October, according to a Tuesday report.

Home values nationwide have nearly recovered from their July 2006 peak, as the real estate market has slowly recovered from the housing bust that triggered the Great Recession. But several metro areas have fully rebounded from the downturn. Four metro areas – Dallas, Denver, San Francisco and Portland Oregon – have either matched or eclipsed their all-time highs. And Charlotte, North Carolina is less than 1 percent below its previous high.

Buyers crowded back into the housing market last year. Sales of existing homes rose 6.5 percent over the past year to 5.26 million, according to the National Association of Realtors. More Americans have been able to purchase homes as employers have added 2.7 million jobs and borrowing costs remain low. But the number of available listings has fallen 3.8 percent from a year ago, causing tight inventories that have fueled escalating prices.

The rising home values and limited selection could ultimately deter sales growth in 2016.

“The dearth of inventory has really taken its toll on the market,” said Nela Richardson, chief economist at the brokerage Redfin. “Homebuyers this year are motivated but not desperate, and they refuse to overpay. Without more listings what we’ll see are higher prices and lower sales volumes, a lousy way to start a new year for homebuyers.”

The rising prices have created some affordability pressures – such that down payments have fallen as a share of the purchase price even as they have increased in absolute terms.

For a conventional 30-year mortgage, the average down payment was 17.46 percent of the purchase price in the October-December quarter. That is down from 17.63 percent in the prior quarter, according to a Monday report by LendingTree, the online loan marketplace.

But buyers had to devote $51,721 for their average down payment at the end of 2015, a 5.72 percent increase from the third quarter.

The challenges caused by rising home values have been offset by falling mortgage rates in recent weeks.

Mortgage buyer Freddie Mac says the average rate on a 30-year fixed-rate mortgage declined to 3.81 percent last week from 3.92 percent a week earlier. Rates have historically averaged 6 percent, meaning that interest expenses are relatively low for homebuyers.

Buying a home is now easier than it has been in years.

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Here’s the Bottom Line: The Texas economy is solid and should be for years to come. Now is a good time to buy a home. Stop paying the Landlords mortgage for him. It is time to pay your OWN.

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68% of Americans destroy credit before age 30 – But, Home Buying Hope is not Lost

Have you made mistakes regarding your credit in the past? That could haunt you … for a long time.

A whopping 68 percent of Americans make at least one major financial mistake, or “credit fumble,” before turning 30, leading to a negative mark on their credit report, according to a Credit Karma survey.

These mistakes include overspending on credit cards, missing payments, defaulting on a loan or having an account sent into collections, the survey found.

The greater the offense, the longer it will reflect on your credit report, said Bethy Hardeman, chief consumer advocate at Credit Karma. In fact, it usually takes consumers seven to 10 years to erase negative marks from their credit, thanks to the Fair Credit Reporting Act.

“I think what a lot of people don’t realize … is how a missed payment can stay on your credit,” Hardeman said. “It can be one mistake that you don’t think is a big deal that can cost you thousands in the long run.”

Credit is an important factor in determining what kind of loans consumers receive, as well as whether they are approved for an apartment lease, Hardeman added.

The survey, released Thursday, found that 3 out of 4 respondents believed their credit-related mishaps have had a negative impact on their lives.

“These early mistakes can have a lingering impact on the quality of people’s lives, and we feel that with better, targeted education and learning tools for new-to-credit consumers, this cycle can be broken,” Kenneth Lin, Credit Karma’s founder and CEO, said in a statement.

There are many reasons why someone may end up with a negative mark on their credit history, but the biggest one is lack of education, Credit Karma found.

More than 50 percent of respondents said they had received their first credit card by age 21, but 72 percent said they had received no education about personal finances before going to college.

Hardeman said consumers should know “the long-term ramifications before you take out a credit card or take out a loan.”

Consumers also need to understand how their overall credit works, said Sean McQuay, credit cards expert at NerdWallet.

“Your credit shows how good you are at managing other people’s money, not your own,” he said.

One way consumers can regain proper footing on their credit is by applying for a secured credit card, McQuay said. “This gives you a chance to prove yourself … and over time, you can apply for more traditional credit cards.”

Secured credit cards work just like any other credit card. The only difference is the cardholder has to put up a certain amount of money as collateral, and his or her credit line will usually equal the collateral’s amount.

However, McQuay also said the consumer needs to be mindful of the risks involved with secure credit cards.

You need to have the cash on hand,” he said. “Even $100 can be a lot of money for someone to just give over.”

For the study, Credit Karma and research firm Qualtrics surveyed 1,051 American adults ages 31 to 44 from late November 2014 to early 2015.

Original Article

Buying a home is now easier than it has been in years.

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Here’s the Bottom Line: If you have past credit problems, you can still buy a home. We will work with you to re-establish new credit and get qualified. It may take a little time, but we will put you on the path to home ownership and make sure you reach your destination!

Call us to get on a path to mortgage and credit qualification that will quickly lead to your new home.

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When Is It A Good Time To Rent? Definitely NOT Now!

People often ask whether or not now is a good time to buy a home. No one ever asks when a good time to rent is. However, we want to make certain that everyone understands that today is NOT a good time to rent. The Census Bureau recently released their third quarter median rent numbers. Here is a graph showing rent increases from 1988 until today:

A recent Wall Street Journal article reports that rents rose “faster last year than at any time since 2007, a boon for landlords but one that has stoked concerns about housing affordability for renters.” The article also cited results from a recent Reis Inc report which revealed that average effective rents rose 4.6% in 2015, the biggest gain since before the recession. Over the past 15 years, rents have risen at a rate of 2.7% annually.

Where are rents headed?

Jonathan Smoke, Chief Economist at realtor.com recently warned that:

“Low rental vacancies and a lack of new rental construction are pushing up rents, and we expect that they’ll outpace home price appreciation in the year ahead.”

Bottom Line

According to the WSJ article:

“In general, the higher rents go, the more difficult it will be for young people to save for down payments, making them likely to rent even longer.”

One way to protect yourself from rising rents is to lock in your housing expense by buying a home. If you are ready and willing to buy, Call us and we can help determine if you are able to today!

Buying a home is now easier than it has been in years.

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J. Scott Harris
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J. Scott Harris – MortgageXperts.com

Call us 1st to AVOID mortgage problems, Call us 2nd to SOLVE them! We close loans every day that Banks would not, or could not approve. NMLS # 375517 – Mobile 214-435-8825

The Ten Commandments of Buying a Home

Government Regulation TRID causes loan production expenses surge to $7,747 per loan

TRID – Government over regulation causing lenders to shut down!

TRID Problems Led to W.J. Bradley’s Demise

What If I Wait Until Next Year To Buy A Home?

Let us explain.

What will happen over the next 12 months?

What Does This Mean to a Buyer?

Common VA loan misconceptions – It is actually the BEST loan available!

1 in 3 Veterans don’t know about their Home Loan benefit or don’t understand it.

Myth: I do not have a full 2 years of service, therefore I am not qualified.

Myth : VA is not the best loan product.

Myth: VA Loans require great credit.

Myth: VA Loans take forever to close.

Myth: No down payment makes these risky loans.

Myth: The VA loan is a one-time benefit.

Myth: Maximum loan amount is $144,000.

Buying a home in the country just got easier! USDA relaxes credit requirements

February 12, 2016

Credit Validation Requirement – Important Update

GREAT NEWS – North Texas home sales jumped 20 percent in January

US HOME PRICES RISE; DALLAS IS ONE OF 4 CITIES MATCHING ALL-TIME HIGH

68% of Americans destroy credit before age 30 – But, Home Buying Hope is not Lost

When Is It A Good Time To Rent? Definitely NOT Now!

Where are rents headed?

Bottom Line