Got a Broken ARM (Adjustable Rate Mortgage)....Let Me "Fix" It!

Are you one of the millions of homeowner's who purchased or refinanced a home in the past couple of years with an Adjustable Rate Mortgage (ARM)? This is a Consumer Call to Action. Don't wait to become a Foreclosure Statistic!

For many who obtained one of the many types of ARM's there may be a "day of reckoning" on their horizon. Their payment adjustment notice may visit them like a thief in the night with a monthly payment increase that may be in the hundreds of dollars.

Not a week go by that I get people telling me, "I don't think anyone else has an interest as high as I do". I then ask what that rate is & they tell me either 12 or 13%. Without fail there are many people that have been stricken with the modern day financial influenza of our nation. Families are being broken and many need help.

Don't wait to get help .... start doing your "home work" right now. I encourage you to pull out your paperwork and review the terms of your Adjustable Rate Mortgage. Determine what, how much and when your present loan terms may change. You could be in for a "rude awakening". Presently, there is a housing glut in many areas of the country (ie. Florida, California, Nevada, Arizona and many other locations). If so, this probably represents a buyer's market with declining values. Don't allow a reduced property value to impact on your ability to refinance or the quality of terms that you can obtain.

If you are a homeowner that is experiencing difficulty in meeting your monthly mortgage obligation for this or any other unexpected reason don't ignore the problem.....it will not go away!

There is a high likelihood that you are eligible to refinance into an FHA loan to not that has a fixed rate for 30 years. Most people don't know they may be elegible to qualify, even for credit challenged borrowers. If you have 2 years of job history (even if you have worked for different companies) & you have pay stubs (& possibly your tax returns) to prove your income.

If you cannot refinance & that is not an option based on your circumstances, then call your mortgage lender/holder and explain your circumstances and ask for their assistance. This is an option if your starting to go downhill & there is no way to refinance at all. Some banks are more willing to cooperate if you initiate the dialogue. Some, like Countrywide, are a pain in the back side to get anywhere as they want to own your house and not help you out.

If you believe that you are at a point of no return....work on the sale of your home. A foreclosure will haunt you and your credit for several years. Call your Realtor and start the process of getting your home on the market. Time is of the essence! If you owe more than what you can sell your home for I have friends that are Realtors that are very experienced in "Short Sales".

How do I know if I qualify for an FHA loan?

How do I know if I qualify for an FHA loan?

The general overall topics to qualify for an FHA loan are:

• Primary Residence – The house must be the one you live in, not an investment property. You used to be able to get an FHA loan for an investment property, but not anymore.

• Income – 2 year history of income being proved through any of the following methods
• 2 Years of tax returns
• Cancelled checks
• Pay stubs

• Employment History / or history of income / stability history & likelihood of future income
• Letter from social security or which ever entity that issues your checks / direct deposits.

• Debt to Income Ratio(‘s)

• Credit Score (a minimum of 580 is now being looked at)

• Down Payment of 3% for a purchase
• This can be gifted from a family member or from a qualified foundation

• FHA Secure doesn’t need to have any equity as it needs to be a 1^st lien as long as the current 2^nd mortgage will subordinate as a 2^nd behind an FHA 1^st mortgage.
• Loan Amount – Read our article of loan limits for FHA Loans. In short, each county in the country has a set limit for the maximum dollar figure that will be lent out in that county for any given property based on the appraised value.
• I.E. The maximum loan in Salt Lake County, Utah for a single (1) family property is $729,500. A home owner (if they qualify for the loan) can get a loan up to $729,500 in Salt Lake County. In Davis County, Utah the maximum loan limit for a single (1) family property is: $417,000
• To check what the Loan Limits by County see: http://www.fhaoutreach.com

• Credit – No judgements & collections
• You can pay off a collection on a refinance. You cannot buy a property & get a new loan with a collection on your credit.
• If you have been in CH 13 Bankruptcy for 12 months you qualify to refinance & payoff your BK 13 if you have sufficient equity in your property.

If you have any questions feel free to contact us.

FHA Loan Limits for 2008

Talk about help from the Federal government for both current home owners & those that want to be home owners. If ever a year in the history for getting an FHA loan, 2008 is THE YEAR.

If you don't know the loan limits (meaning, what the loan amount is permitted by the government for an FHA loan, please read this & then the link at the bottom of this article will take you to a map of the U.S. & you can find the state & the county you live in to tell you what the FHA loan limit is for where you live.

Effective March 6, 2008, HUD will offer temporary FHA loan limits that will range from $271,050 to $729,750 (Limits). Overall, the change in loan limits will help provide economic stability to America's communities and give nearly 240,000 additional homeowners and homebuyers a safer, more affordable mortgage alternative. The maximum amount of $729,750 will only be applicable to extremely high-cost metropolitan areas. Previously, FHA's loan limits in these very high-cost areas were capped at $362,790.

The Economic Stimulus Act of 2008 permits FHA to insure loans on amounts up to 125 percent of the area median house price, when that amount is between the national minimum ($271,050) and maximum ($729,750). The new minimum and maximum loan limits are based on 65 percent and 175 percent of the conforming loan limits for Government-Sponsored Enterprises in 2008, which is $417,000. The FHA used a combination of existing government data sets and available commercial information to determine the median sales price for each area. The change in loan limits are applicable to all FHA-insured mortgage loans endorsed with HUD’s publication of the increased loan limits today, and it lasts until December 31, 2008.

By increasing loan limits nationwide, FHA will provide much needed liquidity and stability to housing markets across the country. Already, as conventional sources of mortgage credit have been contracting, FHA has been filling the void. From September to December 2007, FHA facilitated more than $38 billion of much-needed mortgage activity in the housing market, more than $15 billion of which was through FHASecure, FHA's refinancing product. By focusing on 30-year fixed rate mortgages, FHA helps homeowners avoid and escape the risks associated with exotic subprime mortgage products, which have resulted in rising default and foreclosure rates.

"This is not an easy crisis to address, and there is no silver-bullet, but I know that we can help hundreds of thousands of people keep their homes, and we can calm the waters," said HUD Secretary Jackson.

In January 2009, FHA's maximum loan limit will return to $362,790, unless the U.S. Congress approves bipartisan legislation to permanently increase loan limits as part of the FHA Modernization bill, which is still awaiting final approval on Capitol Hill.

In high-cost markets, the conforming loan limit will be capped at $729,750, while a 125% increase to the median home price means that the original $417,000 conforming loan limit will remain in those markets with a median home price of $333,600 or less.

Furthermore, there is no guarantee that investors who have become wary of anything except traditional, conforming loans will accept the jumbo loans backed by the GSEs as trustworthy investments.

With Fannie Mae and Freddie Mac having to provide triple the capital to guarantee one $600,000 loan as for a $200,000 loan, the GSEs may have trouble with minimum capital requirements amid operational losses.

All said, the GSEs may have access to a larger number of loans, but that may not translate into a very deep dive into the jumbo loan pool.

Employing NAR home value data to analyze where Fannie Mae and Freddie Mac might be able to purchase or guarantee loans above the current $417,000 limit

What is an FHA Loan

What is an FHA Loan?

For lower income or bad credit borrowers, the Federal Assistance Mortgage (FHA) loans can be the answer to their loan problems. With the FHA loan program, sub prime borrowers can get their loan approved, often at rates lower than other financial institutions. This article will go over how FHA mortgage loans work, as well as what steps to take to get an FHA loan.

The first thing to understand with FHA loans to that the FHA doesn't actually loan out money; instead they guarantee mortgage loans granted by private institutions. What this means is a FHA backed loan from a back will have a lower interest rate and requirement for being approved, because the bank carries less risk.

The FHA loan program is great for borrowers who have a sub prime loan or would like to get a fixed product and need some assistance. Rather than looking at a FICO credit score, the FHA looks at their credit history. To be approved for an FHA loan, you must have a good payment of your mortgage & credit history for the last 12 months, the longer the better. You also get the chance to explain any blemishes on your credit report.

For example, if you had an accident that cost you thousands of dollars, not being able to pay this debt can often cause your credit score to plummet. Fortunately, if you're still on time with all your consumer debt, you're still likely to be granted an FHA loan. The FHA is looking for signs of a responsible borrower, and exceptions can often be made, unlike the impersonal FICO score.

FHA only guarantees the loan as a bank or mortgage bank is the one that funds the loan & does all due diligence on the borrower.