Sonoma County Home Loans Blog

USDA Sonoma County Loans Stops Funding Temporarily

Kathy Hoare (First Priority Financial) — Mon, 22 Mar 2010 13:36:36 -0400

April 30, 2010 is the last day USDA Rural Development Home Loans will be committing to funding loans in Sonoma County. This is a result of temporarily depleting funds. Temporary halts in funding occur each year until Congress approves new funding for the program. Expect to see funds again available in Sonoma County in October of 2010.

Some lenders like Wells Fargo and Freedom Mortgage have stopped taking USDA loan applicaitons using the program. Mountain West Financial is still accepting applicaitons through the beginning of April.

Remember, this is excellent 100% financing for areas of Sonoma County outside metro cities. Areas served include Larkfield, Windsor, Cloverdale, Sebastopol, Healdsburg, Russian River, and Sonoma.

For more about the USDA Rural Home Loans 100% financing, go to http://activerain.com/blogsview/1271709/100-usda-rural-home-loans-in-sonoma-county.

Departing Properties Lender Rules

Kathy Hoare (First Priority Financial) — Mon, 08 Mar 2010 14:13:20 -0500

Lenders have very specific guidelines and rules for a homebuyer who will be retaining their old home. In lendspeak “departing property” is the property a home buyer is moving out of, but will retain, as they buy a new home to upgrade, downgrade or relocate. In this tumultuous market of valuations and “walk aways”, lenders have very particular rules about ‘departing properties’ as a liability for a home buyer.

If the buyer can easily qualify to carry both mortgage PITI payments, and can show they have 2 months reserves after closing the new home purchase, a lender will comfortable financing an additional new home. But many home buyers may intend to rent out their old home instead of selling in such a down market. And the home buyer may need to show that rental income in order to qualify for the new mortgage, especially in the environment of more conservation DTIs (debt-to-income-ratios). Lenders set the departing property rules according to what they consider conservative enough to be safe.

To use departing residence income, the lender will require 4 things to be documented in the file.

A letter of explanation as to why the home buyer is purchasing the new home if they already have a home.
An executed rental agreement on the departing property for the time period soon after close of escrow on the new purchase.
A copy of the security deposit check from the new tenant.
A bank statement of the home buyer showing the rental security deposit check deposited to their account.

Lender rules allow a departing property to be in the process of short sale as long as the mortgage payments history doesn’t contain more than 1 x 30day late in the last 12 months.

WARNING. If the departing residence was refinanced in the last 12 months as an owner occupied home, the new lender may not accept the loan as a new owner occupied mortgage since the previous home refi paperwork sometimes states that the home owner intended to live in the property for at least 12 months. I hit that problem recently as Bank of America was the mortgage bank’s investor for the new loan and also the holder of the former home’s refi. Luckily as a broker, I could change course to a new lender who doesn’t use Bank of America as the investor purchasing the new loan.

Up to the minute interest rates at www.sonomacountyhomeloans.com

Extremely Low Down Payments in Sonoma County

Kathy Hoare (First Priority Financial) — Fri, 05 Mar 2010 16:45:31 -0500

0.5% Down Payment in Sonoma County

The CHF Access Program provides a 3% loan to be coupled with an FHA 96.5% loan to be used for buying an owner occupied loan in Sonoma County. The 0.5% low down payment from the buyer can come from a family gift, a 401k loan or from a downpayment assistance program like the City of Santa Rosa’s ADDI program. There is an income limit of $96,240 of qualifying income for Sonoma County. The terms of the second loan are 15 years fully amortizing at 8.25% rate. On a $300,000 home purchase, the minimum down would be $1,500! Total payment would be $2,142 including PITIMI&2ndP&I.

Here’s the sizzle and rub.

SIZZLE

The minimum down payment of 0.5.% can come from a relative or 401k loan.

May own other property

High income limit of $96,240

SFR, PUD, FHA approved condos (FHA condo look-up https://entp.hud.gov/idapp/html/condlook.cfm )

RUB

Owner occupied only

FHA rate on first will be higher than normal market rate by about ½%

Single unit homes only

Max DTI 43%

No non-occupant co-borrowers allowed

Have you borrower call to qualify. 48 hour pre-approvals.

Fannie Mae 5% Down in Sonoma County is Back!

95% LTV loans are now insurable in Sonoma County without an income limit. Mortgage insurance companies are now insuring these for our County, a good sign that values are not expected to decline further. Minimum FICO 620 and 2 months of reserves are required.

For up-to-the-minute interest rates visit www.sonomacountyhomeloans.com

95% Conventional Financing Available for Sonoma County Home Loans

Kathy Hoare (First Priority Financial) — Mon, 09 Nov 2009 11:14:14 -0500

For up-to-the-minute-rates www.SonomaCountyHomeLoans.com

95% LTV Available Again for Sonoma County Home Loans

Genworth mortgage insurance company is now insuring and has made available financing up to 95% LTV home purchase loans in California and Sonoma County for specific conventional loan programs including Fannie Mae's My Community Mortgage and Freddie Mac's Home Possible financing. This is an improvement over the previous 10% down requirement for all conventional lending in any declining market. And all of California and Sonoma County had been deemed a declining market. There are some restrictions but the pricing is good (5.125% - 5.25%). An advantage of the My Community Mortgage program is the mortgage insurance to 95% LTV comes at a lower MI rate than standard for conventional. Here are some highlights.

Up to 95% LTV Purchase Transaction only
680 Minimum Score Requirement
1 unit property only (SFR and PUDs. Condos maxed at 90% LTV)
2 mos. reserves required regardless of AUS findings
Full appraisal required regardless of AUS findings
3% Seller Concessions maximum allowed
available in CA, FL, NV, and AZ
Freddie's Home Possible Doc #5335 (Fixed Rate only)
FNMA MyCommunity Doc #5325 (Fixed Rate, 5 yr ARM and 7 yr ARM)

Fannie Mae's Deed for Lease (D4L) Program

For loans owned by Fannie Mae (http://loanlookup.fanniemae.com/loanlookup/), the program Deed for Lease is meant to allow some homeowners facing foreclosure to hand the deed back to their lender but remain in the home as a renter. The servicer has to decide that the borrower qualifies for a "deed in lieu of foreclosure." The rent can't exceed 31% of their monthly gross income, the borrower cannot have 12 or more past-due payments on their mortgage and they must have made at least three payments since the loan was first taken out. Primary residence only - and no non-Fannie loans please! The borrower's credit score is indeed impacted, but not as badly as a foreclosure.

Tax Credit Extension

Just a reminder that for the new tax credit, it needs to be paid back if the buyer sells the home within 3 years after purchase.

Rates

Rates remain excellent as the stock market retains strength in spite of unemployment numbers. The 7/1 ARM is an excellent product to consider as rates are down to about 4.125%. Especially good for first time homebuyers or investors getting into the market who know they will be out of that property within 7 years.

Today's Rates http://www.sonomacountyhomeloans.com/

Making a Strong FHA Purchase Offer in Sonoma County

Kathy Hoare (First Priority Financial) — Wed, 18 Nov 2009 13:55:11 -0500

The toughest challenge by buyers' agents in Sonoma County now is getting an accepted purchase offer in the below $300k price range. Many of the new buyers encouraged by the current low affordability index are first time home buyers using FHA financing. Making a strong FHA purchase offer will give your client the best chance in getting into escrow. We know from experience, your first time home buyers are up against all-cash offers and larger downpayments than the FHA 3.5% minimum. So the FHA offer needs to be as strong as you can make it.

An FHA financed offer used to be something sellers were wary of. In the past, FHA required sellers to pay for some of the transaction costs. FHA also used to be very strident about the condition of the home. And FHA used to take longer to close than conventional financing. In the past 3 years, FHA has gotten much easier to use as buyer financing. There is no requirement of seller payment of closing costs and no pest-report requirement as long as it is not cited in the contract or recommended by the appraisal due to obvious infestation. An FHA purchase transaction can now close in less than 30 days. This government insured financing has been the easy-to-use workhorse of new buyer financing throughout our credit crisis. And FHA comes with some very good features for a borrower like the low downpayment, no rate hike for lower credit scores, and reasonable mortgage insurance. Once a borrower has an FHA loan they can refi easily, often without appraisal or income qualification. And FHA loans are assumable, a feature that may be valuable 3 years from now when market rates are much higher than they have been in the past 2 years.

But as great as FHA loans are, they still are a hard sell to a seller fielding multiple offers. There are 5 factors that go into making a strong FHA purchase offer.

Offer price
Preapproval letter
DU approval
Proof of funds
2nd approval request

Offer Price

If a typical homeowner seller was comparing a cash offer with a higher offer using FHA financing, chances are they will take the FHA offer provided the preapproval is strong and the home has no physical issues that may preclude FHA financing (like obvious pest issues or structural damage). But the majority of sellers in Sonoma County now are banks and asset management companies. Taking a cash offer over a financed offer allows the bank to avoid any required repairs on these often debilitated properties. Cash offers also eliminate the chance that the financing will be an impediment to sale during the escrow process. In light of these considerations, the bank will often accept a cash offer even if it is as much as 10% lower than a financed offer.

The FHA offer must be limited to what the house can reasonable appraise for using a HUD certified appraiser. Sometimes now, the sale price is above the appraised value. This is occurring in often Sonoma County as multiple offers on limited inventory drive up the price without any historic comparables to support the higher price in an appraisal. If the appraised value is lower than offer price, either the buyer has to come in with the difference, or the price be negotiated down, or both. So the offer price needs to be strong to go up against competing offers, but not so high that there is no chance of appraised value coming close to offer price.

Preapproval Letter

To provide a strong preapproval letter with your offer, the letter needs to state clearly that it is a preapproval, as opposed to a prequalification. The letter should state the nature of the financing being FHA, approved to specific guidelines and up to a specific rate. When using a mortgage broker instead of a large lending bank, the broker can specify which investing lender the loan will be going to. This gives a recognizable name to the seller, whereas often, they hadn't ever heard of the mortgage broker. For example, I am a broker with First Priority Financial. My preapproval letter on my letterhead can state

"This financing utilizes FHA insured financing underwritten to HUD and CitiBank guidelines."

DU Approval

Desktop Underwriting (DU) is the automated underwriting system (AUS) utilized by the entire lending industry. Fannie Mae, Freddie Mac and FHA all have their guidelines in this software allowing a loan application to be entered and run for automated approval. This is the basis of a solid preapproval. By getting an "Approved/Eligible" finding on a borrower, the report indicates that this loan can be underwritten by a lender provided all information is accurate and the property itself meets title and appraisal requirements.

Attaching the DU findings detailing the Approve/Eligible status of the borrower allows the seller to see that the preapproval process is thorough and above board, making a strong offer. The findings do not reveal personal information like social security numbers or bank accounts numbers for security purposes.

Proof of Funds

Providing "proof of funds" with the offer is a requirment of some selling banks. Proof of funds consists of recent bank, retirement and investment statements (with account numbers whited out for security) showing the buyers ability to come in with down payment. Providing proof of funds makes a strong FHA offer if provided upfront.

2nd Approval Request

Common today in Sonoma County is the seller's request through the listing agent that your offer be qualified by getting a 2nd preapproval by a lender of the listing agent's choice. This confirms for the seller that buyer's financing is solid. The buyer's loan agent can expedite the process by contacting the 2nd lender directly and forwarding the required documents for the 2nd lender to do a quick preapproval to complete the offer.

When this process first began, there was a fear that the 2nd lender would try to 'steal' the buyer as a loan client. I very rarely see this happening these days. Occasionally a less scrupulous loan agent who as been assigned as 2nd approval lender will hammer the buyer to try to get them as a client in the deal, sometime misleading the buyer about the 2nd lender's ability to influence the acceptance of the offer. Luckily I don't see much of this in Sonoma County. The 2nd lender agents of the highest production listing agents for REO are professional, prompt and move the offer process along quickly for all parties.

The buyer's loan agent needs to be accessible; ready to participate and expedite these requests for 2nd approval. Each 2nd approval lender asks for different documents for the process. Often they want to see a formal application, credit report, income documentation and proof of funds. If this part of the process is holding up your buyer's offer being reviewed, you need to work with a responsive buyer's lender to make sure the process doesn't get bogged down with unreturned phone calls.

How a buyer's agent puts together their client's offer makes a difference. Making a strong FHA purchase offer in Sonoma County will give your client the best chance at an accepted approval in a challenging buyers market.

For up-to-the-minute interest rates www.sonomacountyhomeloans.com

Affects of Bankruptcy, Short Sale and Foreclosure on Credit Report

Kathy Hoare (First Priority Financial) — Thu, 05 Nov 2009 14:53:52 -0500

For Today's Rates up-to-the-minute www.SonomaCountyHomeLoans.com

The Affects of Losing a Home on your Credit Report

Affects of bankruptcy, short sale and foreclosure on credit report are becoming clearer as we move forward through these wild economic circumstances.

Here we are two years into the incredible economic damage caused by the collapse of the housing market and home foreclosures show no sign of slowing. National data shows August 2009 foreclosures increased 18% over last year. We all know someone who is going through hard times having lost their job, their stream of business, or their home. With the increase in payment defaults on mortgages, the lending industry has been adjusting and clarifying the impact of the recent events like bankruptcy or losing a home through short sale or foreclosure on your credit.

Short sales and foreclosure are the most common methods by which a lender would take back a home in the event that the home owner cannot sustain payments. A short sale is the sale of property by the homeowner while they still own it, but foreclosure seems inevitable. Since the home sale price will be inadequate to pay off the seller's mortgage, the lending bank will have to take a loss (go "short") on the loan when the home is sold. This would show up on a credit report as a debt "settled for less than owed".

A foreclosure occurs when a creditor exercises its right to take back the secured property upon default of the loan. Foreclosures are costly to a lender and can take 6 months or more to execute.

Short sales and foreclosures are reported on a credit report for 7 years. A borrower's FICO credit score could drop 200 points, more or less after a short sale or foreclosure. But if all credit payments have been made on time prior and during the short sale, score recovery can be quick, within 12 months. Re-establishing good credit is done by having a variety of credit sources and using them responsibly. A lender will consider granting a new mortgage loan to a borrower 2 years after a short sale or as soon as 3 years after a foreclosure in some circumstances.

In the case of a personal bankruptcy, FHA home financing lending allows a home buyer to be considered for a mortgage 2 years after the discharge of a Chapter 7 bankruptcy or after 12 months of on-schedule payments in a Chapter 13 bankruptcy. Fannie Mae lending requires a 2 - 4 year period after discharge of a bankruptcy depending on circumstances.

The current minimum FICO score requirement for an FHA home loan is 620. Rebuilding credit is challenging after a bankruptcy, but can be done within 12-24 months with a focused effort by using secured credit cards, student loan payments, and on-time utility, insurance and rent payments. The Chapter 7 bankruptcy discharge usually raises the FICO score from pre-bankruptcy late payment period because there are no "past-due" amounts showing on the report after the settlement of bankruptcy discharge.

If you or someone you know is in danger of losing their home, there is help out there. The first step is to communicate with the homeowner's bank directly for assistance options. There are many programs in place to help, but each loan and lender is unique in what they can offer. If the lender cannot help, talking to a trusted mortgage broker can help clarify your options. HUD counselors through the various non-profits are on hand to help by phone. Making Home Affordable is a government sponsored program that helps direct homeowners though their options (http://makinghomeaffordable.gov/) and can help one find a housing couselor. Paying a fee to have a service get you out of mortgage trouble doesn't always benefit the homeowner. So try your free options first.

In these economic troubled times understanding what circumstances are within our control and which are not is important to clarify. We need to accept what is out of our control, plunging home values for example, and make decisions based on our options and resources. Sometimes talking about financial difficulties with a trusted friend can help us get out of "circular fear thinking" and give us a new way to look at our resources and circumstances.

Talking about the possible loss of our home is a hard conversation to begin. But bringing these hard choices into the open and shining a light on what the options are is the first step to getting to a new economic place. Any distressed homeowner is in good company these days with one in every 144 homes in California is in foreclosure as of August 2009. Any damage done to one's credit will one day recover, and until then credit restriction and restructuring may be a valuable financial move.

And remember, our truest assets are not ones we keep in the bank.

Sonoma County Home Loan News ~ HVCC Crumbles, No Appraisal FHA Streamline Refi, Loan Limit and Tax Credit Extensions

Kathy Hoare (First Priority Financial) — Mon, 02 Nov 2009 17:44:14 -0500

Monday Morning Mortgages is a brief week-opening report on mortgages in Sonoma County Home Loans news. This is a tool to assist my realty partners on loan trends, rates, program changes, and problem solutions.

Today's Rates in Sonoma County - http://www.sonomacountyhomeloans.com/

HVCC Crumbles

Opposition to the Home Valuation Code of Conduct is gathering steam via an amendment to the HVCC that would eliminate the industry challenging legislation. The rescue amendment came out of the House Financial Services Committee and now has to pass the House of Representatives, the Senate and be signed into law by the President. Congress still needs to hear from YOU! If you oppose the current HVCC, please sign the petition if you haven't already. http://www.hvccpetition.com/.

For more information, check out these 2 videos by Think Big Work Small on the subject.

The first 3 minutes of each video addresses HVCC issues and how to help if you haven't already signed the HVCC petition.

HVCC Crumbles

http://www.thinkbigworksmall.com/mypage/player/tbws/19036/-3620

Appraisal Fraud up 46% in Q309 vs Q308 even with HVCC

http://www.thinkbigworksmall.com/mypage/player/tbws/19433/-3620

No Appraisal FHA Streamline Refinances

Up until the end of 2009, FHA is accepting streamline refinances that require no appraisal and no income/credit qualification. These loans are for FHA borrowers who want to take advantage of a lower rate. Any FHA mortgage currently at 5.75% or higher should be looking at this opportunity. And make it fast; the no appraisal required feature expires at the end of the year. Here are the highlights:

•· FHA to FHA loans only

•· No appraisal/inspections required

•· New loan amount limited to old loan amount including the paid up front mortgage insurance. New loan amount is calculated before adding the new up front mortgage insurance.

•· New up front mortgage insurance is paid at a 1.50% fee, offset by a refund of some of the previously paid UFMIP.

•· Must be a proven benefit to borrower.

•· Borrower can have no late payments on the former FHA loan.

•· Borrower cannot take any cash out of the transaction.

•· No income/credit required EXCEPT when an original borrower is deleted or a new borrower added.

•· Impounds accounts must be re-funded in escrow.

Loan Limits Extended (courtesy of www.RobChrisman.com)

A story came out saying that "The National Association of Realtors thanked Congress for speedy action in passing a congressional resolution...that would extend the current higher Fannie Mae, Freddie Mac and FHA loan limits through 2010. The present loan limits would expire at the end of 2009 and revert to previous lower limits." The resolution is not a law - it would extend the present conventional loan limits for Fannie and Freddie through the 2010 calendar year at 125 percent of local median home sales prices, up to a maximum of $729,750 in high-cost areas. This legislation was approved by both the House and Senate late last week that extends the higher loan limits currently in place for agency mortgages. The higher loan limit measure was attached to a budget and appropriations bill that was approved by the House with a vote of 247-178 and passed by the Senate just hours later, 72-28.

Homebuyer Tax Credit

The expected extension and expansion of the tax credit, probably the last one, is expected to be voted on as soon as today and probably signed in the next few days, at best. The signing may happen in spite of the administration preferring a slightly different version. The latest version, and this has not been voted on by the Senate, would extend the credit to home sales that go under contract by April 30 and close by June 30, 2010. A new, $6,500 tax credit would be available for buyers of owner occupied primary residences who have owned during five of the eight years prior to the purchase. Although the House may have its own version, this extension includes a few items such as the home price limit would be $800,000, and the annual income limit to qualify for the tax credit would be $125,000 if you're single and $250,000 for couples.

Mortgage Market - What is that crazy Treasury up to?... (Courtesy of www.RobChrisman.com)

The US government ended its program of buying Treasury securities on Thursday after hitting the $300 billion mark. The mortgage-backed market, however, is still reaping the benefits of the US government purchasing those bonds, with several more months to go. Keep in mind that at some point it will end, and the markets know this. Occasionally rates will shoot up for a day, and someone will blame "the eventual ending of the mortgage purchase program". This makes little sense, as it is well known by investors - but there is hope for an extension if the Fed doesn't see secondary market interest.

At the end of last week most eyes were on the stock market, which, on Thursday, had its largest increase in three months, but then had its largest decrease in four months on Friday. The Chicago Purchasing Manager's survey hit a 13 month high and beat expectations, but the University of Michigan Consumer Sentiment survey dropped from 73.5 to 70.6.

The biggest economic event this week will either be the Fed meeting on Wednesday or the unemployment data on Friday. So although overnight rates, which don't directly impact mortgage rates, should stay put, the Fed may indicate future changes in monetary policy. Nonfarm Payroll is expected to drop 165K jobs for October. In addition, the ISM Manufacturing index and Pending Home Sales will come out today. ISM Services will be released on Wednesday. Productivity, Construction Spending, and Factory Orders will round out the busy schedule. The Treasury will announce the size of upcoming auctions on Wednesday as well. Ahead of all that the 10-yr is at 3.41% and mortgages are worse by about .125.

Today's Rates http://www.sonomacountyhomeloans.com/

Fannie Mae Upcoming Changes to DTI

Kathy Hoare (First Priority Financial) — Thu, 29 Oct 2009 11:20:08 -0400

Monday Morning Mortgages ~ Sonoma County Home Loans Newsletter for Real Estate Professionals

Monday Morning Mortgages is a brief week-opening report on mortgages in our area. This is a tool to assist my realty partners on loan trends, rates, program changes, and problem solutions.

Current rates available at https://www.sonomacountyhomeloans.com

Fannie Mae Upcoming Changes to DTI

Fannie Mae manages the automated underwriting system called DU (Desktop Underwriter). This is the system that loan officers use to run a potential borrower's financial data to achieve a pre-approval. In the past, total expense ratios (debt compared to income or DTI) could go as high as 69% and still get an approval. To go over 55%, the system is acknowledging some compensating factors such as reserves and credit history. The old FHA limit used to be 43% to give some perspective here. Many lenders have put their own "overlays" on DTIs. For example, Sierra Pacific Mortgage will not take a loan over 50% DTI even though DU gives the loan an approve rating. But many other lenders available to brokers will accept whatever the DU system accepts. I like those lenders. Big changes are upcoming to how Fannie Mae approves a loan.

Here is the link to live Fannie Mae Guidelines: https://www.efanniemae.com/sf/guides/ssg/sg/pdf/sg0309.pdf

Well, December 12, 2009 Fannie Mae will usher in a major change in the new DU version 8.0. Fannie Mae is now limiting the DTI to 50%. This change will make for more conservative lending, but also make it difficult for borrowers with non-traditional income to get approved. One of the hardest sectors to get approvals seems to be retirees. Although they can have sizeable investment income and enough assets to buy the property outright, the lending industry is gun shy of stock portfolio values and income. This is in reaction to the volatility in the market in the last 18 months.

Another Fannie Mae change will also make 620 FICO the absolute maximum. Only 60% of retirement account funds can be used on an application, and 70% of stock, bonds or mutual funds. If an asset will be liquidated for downpayment, this will have to be done and documented prior to underwriting approval.

Other news...

Loan-Mods-R-Us Fees

Among the real estate legislation signed into law 2 weeks ago by Governor Schwarzenegger is Senate Bill 94 banning foreclosure and modification companies from collecting any fees prior to completion of the services contracted. That means no non-refundable deposits.

New Laws

Unless you are living under a rock (where I will admit I sometimes spend my weekends) you know it is now a felony to commit loan fraud on a mortgage loan application punishable by 1 year in prison (SB 239). And AB 957 eliminates buyers from being forced to use those Escrow and Title companies selected by the RE) banks and assets managers. Finally! That was a nightmare. They just do things DIFFERENTLY in Southern California...

Rates

The 10-year Treasury note hit 3.5% this morning before setting down to 3.48%. This is an indication of slowing rising rates for the past couple of days. The Fed's mortgage backed securities purchase program, which many mortgage bankers believe is still the only thing keeping mortgage rates as low as they are, still has the capability to absorb close to $15 billion a week through the end of the first quarter of 2010.

Today's Rates (see current days throughout the day with APR calculations at

www.sonomacountyhomeloans.com

3% Down No Appraisal HomePath Home Loans in Sonoma County

Kathy Hoare (First Priority Financial) — Wed, 21 Oct 2009 17:14:59 -0400

For Today's Rates - www.SonomaCountyHomeLoans.com

No Appraisal Home Loans in Sonoma County

Fannie Mae HOMEPATH

Homepath is a program organized by Fannie Mae to sell Fannie owned REOs. The incredible features of this program are;

Homepath special financing is available for these REOs
There is actually Homepath inventory in Santa Rosa and Sonoma county

Go to http://www.homepath.com/ to search current listings for our area. This am there are 42 listings for Santa Rosa, 30 of which are listed at $300k or less.

Homepath financing features are incredible.

No appraisal required no matter what the offer price is. If the offer is accepted, the value will be the offer price. Fannie Mae already knows the conditions of these properties are willing to lend on these homes.
Owner occupied OR investment purchase.
3% down payment for owner occupied SFR up to $417k loan amount.
Owner occupied down payment can come from gift or Santa Rosa ADDI assistance program (if buyer qualifies).
10% minimum down payment for investors
NO MORTGAGE INSURANCE REQUIRED
PUD, and Fannie approved condos ok (if it is on the list, it is approved)
Interest only available
660 minimum FICO
Up to 6% seller concession allowed

Purchase Agreement must include a purchase addendum with page 1, paragraph 3 indicating that the agreement is contingent on Fannie Mae Special REO Financing from a participating lender. If this is not indicated and the borrower wants to use HomePath financing, the borrower must work with their real estate agent to ensure the contract addendum is updated appropriately.

Homepath rates are higher than market. Comparing today's rates:

Program Down Rate Points MI

Conventional 20% 4.875% 2.5% None

Homepath 3% 6.25% 2.5% None

FHA 3.5% 4.75% 2.5% MI

Required Closing time is the same as conventional lending but remember to increase those loan contingency periods from the standard 17 days to 24. This won't slow a 30 day closing, but will need a longer contingency release period.

Will FHA Trouble Effect Sonoma County?

Kathy Hoare (First Priority Financial) — Mon, 12 Oct 2009 11:42:05 -0400

Sonoma County Home Loans

For Today's Rates go to www.sonomacountyhomeloans.com.

Will FHA Trouble Effect Lending in Somona County?

In 2008 in Somona County when mortgage lending came to a screeching halt, FHA was the only insurer on the market who kept taking applications and did not reel in guidelines excessively. While Fannie Mae and Freddie Mac did abrupt about faces on their lending, FHA kept originating loans, having already made its lending procedure less onerous years before. FHA did raise its minimum down payment to 3.5% from 3% and it's up front mortgage insurance premium to bolster the insurance funds in this time of great risk, but overall, it remained a sensible place to get a loan. Many Sonoma County loans were originated in the FHA program.

Because of the tightening of credit, FHA gained market share nationally and in Sonoma County, increasing the amount of all new mortgages it insures from 6% in 2007 to 21.5% in 2009 so far. Many are asking if FHA is the next institutional shoe to drop; requiring rescue and bail out. Recent delinquencies and foreclosures are up to nearly 8% at the end of June 2009 from 5.5% in 2006. And in the near future, its reserves for loan losses are expected to slip below federally mandated limits.

FHA's Commissioner, David Stevens, says that FHA will not need government funds to be sustained. The insurance fund is created by collecting a 1.75% up front fee for mortgage insurance in addition to a monthly MI fee. All FHA loans require payment of this fee whether 3.5% or 20% down payment was made.

Some are comparing the possible FHA falter to Fannie Mae/Freddie Mac demise that required the government to step in and take over. But FHA is different than the big mortgage giants in that it engaged in much less risky lending than the privately owned lending giants. FHA did always require solid proof of income in order to get a mortgage. Also, FHA always required a down payment while Fannie/Freddie insured 100% + loans. FHA offers 30 year fixed mortgages only, whereas Fannie/Freddie had many adjustable rate mortgages that created problems for many borrowers.

In my observation, the defaults FHA is experiencing now are not do to loans given to those who shouldn't have them, but due to the loss of jobs in our struggling economy. Here in Sonoma County, I know of one FHA default of all the FHA loans I originated since 2003 and that was due to a job loss.

As these issues come before a congressional committee, FHA and our government hope to ward off any further weakness in FHA that could threaten a lending outlet that has been a bright spot in this credit constrictive market. One proposal on the table is to increase minimum down payments to 5%.

100% USDA Rural Home Loans in Sonoma County

Kathy Hoare (First Priority Financial) — Tue, 06 Oct 2009 10:35:03 -0400

100% USDA Rural Home Loans in Sonoma County

100% financing, with no MI? Yes! In Sonoma County, "rural areas" are eligible for USDA Rural Development home loans. This is a gov't insured loan for owner occupied single family homes for moderate income household incomes in Sonoma County. Rates are great (www.sonomacountyhomeloans.com) and there are no limits on loan amount or price limits. The home loan consists of one 30 year fixed loan at a rate that runs about .25% over the day's FHA rate.

Income and Asset Limits

This special 100% Sonoma County home loan insured by USDA has income restrictions. In Sonoma County, household income is limited to a generous $92,000 for up to 4 in a household. In a household of 5-8 income can go up to $121,450. Assets are also limited to 20% of the purchase price. So a buyer with less $60,000 in assets (savings, investments) is eligible to buy up to a $300,000 sale price home in Sonoma County.

Eligible Sonoma County Locations

A large area of Sonoma County is eligible for this 100% USDA Rural home loan. Excluding Santa Rosa up to Larkfield, Rohnert Park/Cotati, city of Sonoma and Petaluma, the rest of Sonoma County is eligible. Included are communities like Healdsburg, Sebastopol, Cloverdale, Windsor, all Russian River area, Graton, and Sonoma Valley along Hwy 12.

Details

Some of the attractions of this USDA Rural Development home loan is for 100% of the purchase price, it will allow a 6% interested party contribution, requires no reserves, FICO scores can be as low as 620, and it can be used for a single family home, PUD, or a condo in a HUD or Fannie Mae approved condo project. Some of the restrictions are that it can only be used for a single family dwelling, the debt-to-income ratio (DTI) is limited 47% with a 660 FICO, and the loan requires a guarantee fee. Also, the property site cannot be worth more than 30% of the total property value, limiting the size of the parcel to a specifc valuation percentage. The appraisal is done by a HUD certified appraiser and all section one of any produced termite report needs to be cleared.

The guarantee fee goes to the USDA Rural Development Department and is 2% and can be financed as part of the loan.

This is an excellent loan for any Sonoma County home buyer looking to buy in Windsor, Cloverdale, Healdsburg, Sebastopol or anywhere around the Russian River with no money down.

MERS

Kathy Hoare (First Priority Financial) — Wed, 30 Sep 2009 14:16:07 -0400

MERS

MERS is the Mortgage Electronic Registration System. It was created in 1997 to improve profits and efficiency among lenders by eliminating the need to record changes in property ownership manually in local land records. Often you will see "MERS" on the settlement statement for a home purchase as an escrow charge. MERS was set up by Fannie Mae, Freddie Mac and the mortgage industry to record loan assignments electronically.

Operating like an "electronic Phone book for mortgages" MERS saved the mortgage industry $1 billion in the past 10 years. MERS doesn't own the mortgages but will sometimes be named as "mortgagee" (the holder of the mortgage) in title. If that is the case, can MERS foreclosure and collect security on a defaulted property loan? Recently, the Kansas Supreme Court ruled that MERS didn't have an interest in the underlying mortgage in a 2006 property foreclosure and could not be named to receive property sale proceeds. This is a reversal in direction of preceding rulings and may affect millions of property liens recorded in MERS name. Expect MERS to address the issue in federal court soon and the mortgage industry to come up with a more secure way to re-record these mortgages. (Gretchen Morgenson, NY Times, 9-28-09).

For up-to-the-minute rates www.SonomaCountyHomeLoans.com.

Mortgage Broker vs. Bank Lender

Kathy Hoare (First Priority Financial) — Wed, 30 Sep 2009 14:12:35 -0400

Mortgage Broker vs. Bank Lender

There are pros and cons on both sides when deciding on working with a mortgage broker vs. a bank lender for a home loan. According to Bankrate.com, "the majority of people find that better deal with mortgage brokers. About 65 percent of home loans are originated through brokers". In my opinion, freedom to choose is the best reason to work with a reliable mortgage broker vs. going with a bank lender.

Here are some comparisons to understand the background of fundamental differences between getting a home loan through a mortgage broker vs. using a bank retail lender.

Marketing - Banks build off existing relationships with customers and the power of their name along with retail presence. Brokers are more like the self-employed building their business through relationships in the real estate community and with past clients through referrals. They have to continue to satisfy clients because their future business is tied to their personal name.

Accountability - The management structure of a bank can offer more accountability for the agent's performance, because you can go to a manager and complain. If the broker provides poor service, the Sonoma County borrower's recourse would be to file a complaint with the California Department of Real Estate and fire their broker.

Licensing - Bank loan agents are not required to have any licensing, as they operate under the corporate license of the bank. Loan originators in brokerages in Sonoma County are required to have a California DRE sales license. Many broker loan agents have the higher broker's level of licensing.

Compensation - Bank loan agents receive a modest salary and benefits, and a commission on each loan from their employer. The bank receives the YSP from the investor. Brokers are paid through either loan origination points, YSP from the investor, or a combination of both.

YSP -Yield Spread Premium (which is the income or cost to the broker or bank, paid by the investor at each rate) is not required to be disclosed by banks. So you really don't know how much they are making on the loan. Brokers must, by law, disclose their estimated and final YSP to borrower.

Pricing - Retail banks are often not the best on the rate pricing. They will commonly use their higher rates (hence higher income) to pay some of the buyer's closing costs. Brokers are sifting through competing daily rates from multiple investors to get the best rate for the client. Brokers have lower overhead and no shareholders to satisfy in their pricing model.

Service - At a bank often service is restricted to the confines of bank hours. Service is limited to the reputation of the specific loan officer. Brokers build their business on relationships and loan successes so they work hard to provide the best service.

Underwriting - Some of the smaller banks will be underwriting by their own guidelines and may be more flexible and more willing to listen to a borrower's "story". The larger banks who sell their loans have the issues of not having complete control over underwriting decisions since they are trying to anticipate any details that their loan buyers (investors) will cite to refuse to buy the loan. Brokers have the freedom to choose a lender to whom they will send the loan. This choice is based not only on pricing, but on how sensible and quick the lender's underwriting department is. In both origination channels, the largest bank lenders often have the stickiest underwriting.

Turn times - In Sonoma County, the process seems to be slower and harder to close quickly with bank lenders. Because brokers can choose among many lenders, they are looking for the best turntimes and try to stay clear of the slow responders.

If I were in a situation to finance a home loan, I would shop both a broker and a bank and compare the rates, fees and service. I would expect a Good Faith Estimate from both for the same day's rates to make sure I am comparing apples to apples. But rate and fees are not the whole picture. Support and service by a trustworthy profession through the complex process is very important.

I have often considered working for a lending bank especially when I have a slow month or brokers again come under attack from the large retail lending institutions. I spent a year at First Republic Bank in their commercial division in 2006. As a result, two glaring concepts keep me being a mortgage broker despite the challenges.

The first concept is the question "who is the agent working for?" A bank loan agent is working for the bank and will offer the products the bank offers at the rate and profit margin dictated by the bank. The bank is a corporate entity that is working for the stockholders. So ultimately, the client is a means to satisfy the stockholders' demands for higher return.

In contrast, a broker is working for the client using the offerings of multiple lenders (and the service the broker provides) as the product he or she sells.

The second concept that keeps my in brokering is freedom. Freedom is paramount to my personal values. Working as a broker gives me the freedom to weigh the options available across a broad range of offerings and fit my client to that which best serves them and their personal financial goals.

I'd like to hear your experience comparing service and products of these 2 channels of loan origination. Please let me know!

For up-to-the-minute rates, go to www.SonomaCountyHomeLoans.com.

FHA HVCC Appraisals

Kathy Hoare (First Priority Financial) — Mon, 21 Sep 2009 11:15:52 -0400

FHA Joins HVCC Ranks

Ouch! As recently as Aug 31, FHA was quoted as "not considering adopting the Home Valuation Code of Conduct appraisal system now in place at Fannie Mae and Freddie Mac" ("Inside Mortgage Finance" Aug 31, 2009). So Friday's announcement came as a shocker. The FHA Commissioner announced in a series of 3 mortgagee letters (2009-28-30) that beginning January 1^st, 2009, FHA will prohibit appraisals ordered by mortgage brokers or borrowers, in addition to the current restriction of real estate agents' involvement in the appraisal order process.

Details in the Mortgagee Letter 2009-28 state that "FHA does not require the use of AMCs (Appriasal Management Companies) or other third party organizations for appraisal ordering..." but lenders are all using the dreaded AMCs to order appraisals, and there is no other outlet for placing appraisal orders around the nation since these AMC systems, however flawed, are already in place.

That said, not all AMCs are performing poorly. A local appraiser is more apt to show up at the home for inspection now that the AMCs have compiled ample stable of approved appraisers. Appraisal turntimes depend on the individual appraiser, but the AMCs seem willing to light a fire under the appraiser if they are dragging their feet. My biggest complaint is that the appraisers' payment for service has been drastically reduced.

I don't think HVCC hurts mortgage brokers as much as it hurts appraisers, but HUD is trying to ease the pain by requiring that appraisers "are compensated at a rate that is customary and reasonable for appraisal services performed in the market area of the property...". It also states the "The fee for the actual completion of an FHA appraisal may not include a fee for management of the appraisal process..." Well that is an improvement over current HVCC where appraisers are getting paid as little as half fees from pre-HVCC. Let's see if it actually transpires to protect HUD approved appraisers for fair payment for their services.

There are provisions for the portability of the appraisal if the borrower needs to change lenders during the process, with HUD requiring the lenders to be more supportive of appraisal portability. The time a HUD appraisal is valid has been reduced from 6 months to 4 months.

For complete mortgage letters, visit http://www.hud.gov/offices/adm/hudclips/letters/mortgagee/

Today's Rates (see current days throughout the day with APR calculations at

www.sonomacountyhomeloans.com

Fast and Easy Rehab Loan for Sonoma County

Kathy Hoare (First Priority Financial) — Mon, 21 Sep 2009 11:54:12 -0400

The Fast and Easy Rehab Loan in Sonoma County

There is a great Fast and Easy Rehab Loan available in Sonoma County that will open up more inventory for your buyers and sellers. The FHA 203(k) rehabilitation loan is a bit complicated and expensive to use for the homebuyer who is not in the building trade, but the Fast and Easy Rehab Loan version this program is quick, easy to use, with a minimal fee ($250). This is exciting because our biggest challenge in Sonoma County right now is inventory in the less than $350k range. In the past, many buyers don't have the extra cash to be prepared to handle a fixer-upper as their dream home purchase. But this Fast and Easy Rehab Loan is just the tool to open up more inventories to your buyers and more buyers for your sellers in Sonoma County. Here are some highlights:

Will fund improvements from $5k to $35k and can additionally fund $8k in Energy Efficient improvements
3.5% down payment of sale price plus improvements
Can use for REO, short sales, incomplete remodels
Owner occupied only
1-2 units
Only 2 simple draws
Does not require a contractor
FICOs down to 620
Up to $662,500 in Sonoma County

Repairs can include but not limited to:

Appliances including stove, refrig, laundry, dishwasher
Termite damage, mold remediation
lead based paint stabilization
Energy upgrades
Kitchen and bath remodel
Roof, HVAC, Plumbing, Electrical
Carpet, flooring, paint, windows, doors, siding
Exterior deck, porches, stairs, patios
Septic/well work
Some landscaping

This Fast and Easy Rehab loan program is a benefit for both sellers and buyers in Sonoma County, as REO fixer-uppers can be listed as being a candidate for this financing. Any issues that would get in the way of a standard FHA loan can now be mitigated with this buyer financing.

Mark Your Calendar!

I will have presentation on this financing with an FHA appraiser present to answer any and all FHA appraisal and improvement valuation questions:

Wednesday, September 30, 2009 1pm- 2:30pm

First American Title Company

Mendocino Avenue

Educate Yourself. Space is limited. RSVP to me.

Today's Rates (see current days throughout the day with APR calculations at