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Our 1st mortgage Co. sold our 2nd mortgage to a third party who holds our lein & is threatening foreclosure.
We can refinance our 1st mortgage to include the 2nd.
After 10 years in our home, we’d start over with another 30 yr. mortgage and a monthly payment approx. $150-$200 more, but at a lower rate than we’re paying now. We’d be rolling approx. $7,000 in costs into the new loan. New interest rate woud be 6.75, we’re now paying 8.0%
OR we can sell our house to pay off both mortgages. We would walk away with approx. $7,000 after all of the costs.
What do you suggest? What sounds like a better idea financially?
Answers needed ASAP (of course!)
1. Selling our home to pay off the 1st & 2nd mortgages will cost us approx. $16,400 in total costs and we’ll walk away with about $7,000.
2. refinancing/combining the 1st & 2nd mortgages will roll approx. $7,000 back into the loan immediately.
Our credit score is Okay – in the upper 600’s. We are not behind at all on the 1st mortgage and have not had a terrible time paying the current payment (but are about at the limit).
However, due to incorrect info. from Chase 4 yrs. ago- we have never paid on the 2nd mortgage & that is where the problem is.
Chase Home Finance is our 1st mort. company. They are also the ones who sold our 2nd mortgage (line of credit that was discharged in an ‘04 BK), to a 3rd party. It’s the 3rd party (First Mortgage LLC) who holds a lien & is going to foreclose. That HAS NOT yet happened and does not show up on our credit report. Our 1st mort. shows as current.
I’m so confused. What makes more sense financially?
Thank you to everyone who answers.
Call your local bank…
Home Loan Modifications Negotiated by Licensed Attorneys. Real Estate & Mortgage Laws and Guidelines are Complex. Beware of the Banks Loss Mitigation Department. Go To http://RealEstateMarketingThisWeek.com
Part 6 (Excerpt)
Fannie Mae is proposing to give you a 50 year loan with an adjustable rate
The next one is that your loan to value on your house has to be at least 90% of the property value. So in other words everyone under 90% gets foreclosed on? Right, if you only owe 80% of what your home is worth, they can foreclose on you, take your house and they dont lose as much money.
Back when I was working with Fannie Mae selling repos almost 20 years ago now, they always gave us the figure that they lost 20% of the homes value every time they had to foreclose. So they have plenty of room to sell your house if you only owe 80% on it. So if you owe, lets just throw out some numbers here, lets say your house is worth $100,000 and you owe $80,000 on it, well they are going to lose a little bit but they are going to make it back when they sell your house for $100,000.
Yes, they would just as soon kick you out and keep their money. Yes, exactly I am not necessarily going to say that Fannie Mae is going to kick you out of your house, however the reason why they have this guideline is very simple, they are not going to lose money on you if they have to foreclose on you when you are under 90%. They certainly are not going to lose very much money.
If you have subordinate loans it may be left outstanding and will not be considered in the LTV, so lets just give an example here, your house is worth $300,000 and you have a $300,000 1st mortgage and you happen to have a $50,000 second mortgage. They will re-modify your 1st mortgage but leave the 2nd mortgage in place. So people get to stay underwater, or upside down.
Well certainly you would be in that case and it just does not sit right. The best thing I certainly would like to see them do if nothing else in a situation like that is combine it all into one loan at a much lower interest rate. Because you know that 2nd mortgage is probably going to have a high interest rate. So it would just be so much better.
We need verification of income that makes sense. Here is one I dont get, 38% as far as your debt to income ratio. That seems kind of high to me. What do you think Michael?
Well I think that people who have gotten themselves into trouble and they need to do something like a loan modification then 38% is probably on the high side. People need relief, but they need relief that is going to last a long time. Even though this is essentially a trial-period loan modification this particular guideline of 38% really does not set well with me, I personally think it needs to be lower. People need a break; people need to be able to stay in their house.
Well what I was looking at is your average family; I always think probably pays about 30% of their gross income towards taxes, payroll, and things like that, so right off the bat Uncle Sammy takes 30%. Well now that Fannie Mae and Freddie Mac are owned by the government Uncle Sammy is going to get another 38% out of your paycheck which is a total of 68%, that doesnt leave a whole lot of money does it? Especially if you have a car payment, or you have kids to feed, maybe who go to daycare while you go off to work, assuming you still have a job. The unemployment rate is pretty high.
Well in order to qualify for this you do have to have income so you do have to have a job. So moving on to the next one because we are getting a little short on time, what they are going to do is take all of your back interest, escrow advances, costs, fees, everything they are going to add it to the loan amount and have you pay it back over as much as 50 years, if they need to stretch it out that long. Theyre going to give you a 50 year mortgage? I looked at that and thought, why dont you make it interest only because you are never going to pay the thing off anyway.
Lowest acceptable rate that they’ll have is 3%. The real kicker, if they get you a rate of 3% it will be an adjustable rate because it’s below today’s market rate. Your rate will actually increase starting five years from now at 1% per year until it gets up to the market rate. So not only are they getting a 50 year loan that you will never pay off, theyre giving you an adjustable-rate loan on top of it. If they give you 3% today it will begin to adjust up in the five years until it reaches today’s market rate. I think today’s market rate is about 6%, so you may get 3% for a couple years but eventually they go back up to 6%…
Duration : 0:6:35
Yes. The house is collateral for both mortages so if you dont pay they will forclose.
First Time Home Buyers use FHA Mortgage and Seller Paid Closing Costs to Buy Real Estate Now. Best Market Conditions for Foreclosures and Short Sales in Decades. Go To http://RealEstateMarketingThisWeek.com
Part 2 (Excerpt)
How having the Seller pay your closing costs can quadruple your money
On the other hand if you roll that into the loan it’s going to take you 160 months to break even on that. 160 months which is a little over 13 years, that is the antithesis of the Velocity of Money that we talk about on the show every week, so I am not convinced that its the right deal for the masses, but something that should be considered is what is the opportunity cost of taking the money out of Account X and the type of account you taking it out of has some impact too. If it’s from a brokerage account then you experience the market loss in that account and youre selling at these low price levels, I think the markets are going to turn and the opportunity costs over 160 months, youre talking about a substantial amount of money. And the additional mortgage payment is insignificant.
Obviously no one is going to allow you to pay more than the house is worth, that’s not what were suggesting. What were suggesting is merely to look at instead of simply making a lower offer than you would normally make, I’m suggesting that you consider the closing costs and what the real closing costs are in this example.
Assuming that the house is already attractively priced, one of the things that this buyer in this example should consider instead of making a lowball offer on a house that’s already priced rather attractively in this marketplace, it might make sense to consider exactly what you’re describing now. And that would be take that money or that difference and ask the seller to include those costs as part of the deal to sell the house, versus why lowball offer the house when you already know the house is the right price.
That’s exactly right and one of the other points here is in a lot of cases the closing costs dont need to be quite that high. So there is the opportunity for the home buyer to buy down, for instance, use 1% of the loan amount to buy the interest rate down. I did a calculation here today, the cost of funds changes all the time, in fact we had four price changes today. Four mortgage rate changes today, just in one day. This doesn’t apply in every scenario, but that’s why you use a certified mortgage planner, that’s why they use a FHA certified mortgage firm to do the loan to make sure that it’s the right thing to do but here’s the example of today. 1%, paying 1 point to buy the interest rate down will lower your mortgage payment, on this example of a $300,000 house, would lower your mortgage payment by $118 a month.
It’s not simple it’s not just like going to your local bank and having them give you a quote on the rate, there is so much more to it these days. I think that one of the things you’re pointing out right now is the fact that this type of negotiating exists and should be considered when making this purchase. And I know that you have already espoused that youre not a realtor in that sense, but your realtor should be talking to you about these options. If they are not, you may want to consider finding one who knows about that stuff.
They absolutely do and I’m not suggesting to anyone that they go out and find another realtor because yours is not working out for you. The reality of it is if your realtor doesn’t believe in the concept it may only be that they just don’t understand the concept. Have them give us a call, we can explain it to them. And I have simple illustrations we can share with them, how we would structure it financially, and they can, the realtor can set the price. That’s what their job is, but what our job is to make sure that you use every penny available to you to the best of your ability.
I have a question for you Brett, if you took $9000 and didnt take it out of your savings, 401K, or whatever, what will it turn into with today’s market? What would that be like?
Depending on the way the money is allocated, invested in a fixed income investment, or an interest-bearing account in a bank or whatever, what I can tell you is over the same amount of time, that $9000, over 160 months, youre probably talking about quadrupling the money. I would say that that is relatively easy and I’m not talking about taking on significant stock market risk. What I’m talking about is just compounding interest in some kind of interest-bearing account. I mean it could be a bank CD.
The other thing to do is we have this book called the Short Sale Playbook written by Ron Quinterro that we have available to anyone who is interested in it…
Duration : 0:6:12
Regarding filing taxes.
If you and at least one other person (other than your spouse if you file a joint return) were liable for and paid interest on a mortgage that was for your home, and the other person received a 1098 form showing the interest that was paid during the year, you should attach a statement to your return explaining this.
In your statement, show how much interest each of you paid, and give the name and address of the person who received the form.
Deduct your portion of the interest on Schedule A (Form 1040) on line 11 and print "see attached" next to the line.
Your portion, from what you stated, is 100%.
The part of the statement that reads "you and at least one other person" means that your in-laws are liable to the lender, and you are liable to your in-laws since they fully expect you to make the mortgage payments including all interest. The person who actually PAYS the interest is the one who deducts it.
See page 7 of IRS publication 936 under the heading "More than one borrower".
http://SonOfABroker.com – Toronto mortgage interest rates for the first week of March 2010. Find out more about Toronto Mortgage broker Christopher Molder through his blog or website http://Tridacmortgages.com
Duration : 0:1:40
We owe on our 1st mortgage is $52,000 at 6.25%, and our HELOC is $105,000 at 8.19%. Fixed. The estimated value of the house is between $110,000. to $150,000. I would like to combine and lower my interest rate, but if that is not possible, how can I lower my HELOC. I would at least like to lower my $730.00 interest on the HELOC. What are my options if any? Thanks!
You will need to pay off a chunk of the HELOC to be able to refinance. Assuming that the appraisal comes in at $110K, you will probably only be approved for $36K (110K x 80% – 52K). If you cannot afford to do this, I would suggest that you just pay down your HELOC as fast as you can.
Anne Ashworth on how borrowers will be affected by the cut to mortgage lending
Duration : 0:1:4
$8,000 Housing Tax Credit -1st TIME HOME BUYER