Can Your Mortgage Loan be Assumed by a New Buyer, or Does it Have a Due on Sale Clause?

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The general assumption today is that all loans have a due on sale clause. This is the clause that simply says “If you sell the house, you have to repay the loan in full.” It only makes sense, because the house was the collateral for the loan.

Contrary to popular belief, not every loan is “Due on Sale.”

Conventional loans always have a due on sale clause, but can be assumed under special circumstances, such as death and divorce. In addition, VA, USDA, and VA loans are assumable, but permission to do so isn’t automatic. The new buyer must meet certain qualifications, depending upon the type of loan.

Here’s the breakdown:

VA Loans are assumable in deference to the fact that service members seldom stay in one place for long. However, only buyers who meet income and credit standards may assume such loans.

VA loans that closed before March 1988 were freely assumable, but since it’s now been 30 years, you aren’t likely to find one.

FHA loans may also be assumed by buyers who meet lender qualifications. Only FHA loans that closed by December 1989 are assumable without lender approval.

USDA loans can be transferred with lender approval, and only to buyers whose income does not exceed requirements.

Why would anyone want to assume a loan?

One reason would be to save on closing costs. The new buyer merely pays a nominal fee to assume the existing loan. In addition, no down payment is required by the lender.

The buyer does, however, have to pay the seller for his or her equity. This can be in cash, or via a second mortgage. The catch: second mortgages come at higher interest rates, so any savings could be lost.

Today, because interest rates are low, most would not want to assume a loan. However, in years when interest rates were high, it might have been beneficial. If a seller had a loan at 10% and you’d have to pay 16% for a new loan, you’d be very happy to assume the old loan. The problem, as already noted, might be the amount of down payment you’d need to bridge the difference between the selling price and the assumable loan.

The next pitfall is that unless they get a written release from the lender, the original borrowers will still be responsible for repayment of the loan. Should the new buyer default, the foreclosure will still show up on the old buyer’s credit report.

Exceptions to the rules:

In accordance with the Garn-St. Germain Act of 1982, all lenders are required to allow transfers in specific situations. These situations include:

  • Transfer to a living trust, as long as you occupy the property
  • Transfer from one ex-spouse to another, as long as they continue to live in the house.
  • Transfer from a borrower to a spouse or child
  • Transfer to a relative upon the death of the borrower.

Transfers to a spouse or other relative are relatively simple and are done by making additions or subtractions to the deed. There are no new loan documents and the new owner simply takes over payment of the mortgage.

Living Trusts

Note that one exempt transfer is from the borrower into a living trust. This transfer is a bit more complicated, because first the living trust must be established. This is typically done by a lawyer and involves assets in addition to the residence.

Such trusts are created to avoid the time, trouble, and expense of probate when the owner of the house and other assets dies.

After transfer, the trust officially owns the home. It pays the mortgage as long as it is occupied by the former owner. After his or her death, the title and mortgage are transferred to the beneficiaries.

With today’s still-low interest rates, a new loan is probably the best idea…

If you’re ready to make that home purchase, call us at Homewood Mortgage, the Mike Clover Group. We offer fast, friendly service, low interest rates, and minimal closing fees.

Call today: 800-223-7409

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Down Payment Myths to Ignore

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If you’ve begun saving up for the down payment on a home, and if you’ve mentioned your goal to friends and family, you’ve probably been getting plenty of advice.

Some of it, of course, is good advice. For instance, Mom or Dad might tell you that small savings do add up – so skip the morning stop for coffee and brew yours at home. Also, skip the visits to the local café or deli and take your own lunch to work.

Other advice you’ll get is not so good. In fact, some of it is pure myth. For instance:

You must have 20% down.

Once upon a time that was mostly true. Today it is not. Today’s truth is that if you want to avoid paying mortgage insurance on a FHA or Conventional loan, you must have 20% down.

FHA (Federal Housing Administration) loans require only 3.5% down, while a VA (Veterans Administration) or USDA (United States Department of Agriculture) loan can be approved for 0% down. Conventional loans can also be approved with less than 20% down, but you will pay for Private Mortgage Insurance (PMI).

What is PMI? It’s insurance you buy to cover the lender’s loss in the event that you default. It does not insure your interests in any fashion. The cost, which is added to your monthly payment, is generally ½ to 1% of the loan amount.            On a $200,000 loan with a 1% PMI fee, a borrower would pay an additional $2,000 per year, or $166.67 per month.

It’s smart to pay as little down as possible, even with PMI.

The theory is that even if you have the money to pay 20% down, you should pay as little as possible and keep your cash in the bank for emergencies. There’s some value to that idea, but do calculate the cost before making a decision. That extra $2,000 per year in the example above could be going back into a savings account.

You should also consider the type of loan you’ll be getting.

If yours is a conventional loan, the PMI will “fall off” when your principal balance drops to 78% of the purchase price. If it’s an FHA loan, the mortgage insurance will remain until the house is paid off or you refinance into a Conventional loan with at least 20% equity.

You should never pay more than 20% down.

Some will say “Why pay more than you have to?”

For two very good reasons:

  • First, the less you owe, the smaller your payment will be and the less you’ll pay in interest over the years.
  • Second, making a higher down payment can lower your interest rate, which also means you’ll have a smaller payment and pay less interest in the long run. The interest rate should drop with 25% down, and drop even more if you can pay 35%.

It’s easy to get assistance with your down payment.

Sorry – that’s not true. Assistance can be had in some cases, but it’s not “easy” to locate those assistance programs, nor to qualify for help.

There are no national assistance programs, and there are very few state-run programs. Most are locally run, sometimes by a county or even by a city. The Department of Housing and Urban Development lists a few options, but you’ll have to dig to find them.

It never hurts to ask, however, and a top real estate agent will know about any programs specific to his or her area.

In most cases, you’ll have to be under a certain income to qualify for assistance – usually the median income in your County. Special circumstances, such as single parenthood or employment in specific occupations, may apply. Some programs add additional requirements, such as the number of hours per week you work, or your credit scores.

“No problem – just borrow the money for the down payment.”

This one NEVER works. For one thing, that loan would simply add to your debt to income.

You CAN get help – but it must be in the form of a gift. Depending upon the loan program, your benefactor can provide some or all of your down payment and possibly all of your closing costs.

The rub is that the benefactor must sign a gift letter swearing that the money is a gift, not a loan. Of course you and they can lie – but you do so at your great risk. Lying on a mortgage application is a felony.

The bottom line: If you plan on buying a home in the future, begin building your down payment funds right away.

Mom and Dad are right – small savings do add up, so if you‘re willing to make the effort, you can have that money saved faster than you might think possible.

Most of us do spend money on things that are “unnecessary,” like eating out, going to concerts, and buying that extra pair of shoes that caught your eye.

It’s a matter of deciding what matters most to you. If you’re focused on home ownership as your long term goal, eliminate the unnecessary and watch your bank account grow.

Would you like to know what kind of loan you could get right now, with the money you currently have at your disposal? We at Homewood Mortgage, the Mike Clover Group, would be pleased to chat with you and show you the possibilities.

When you’re ready, we’ll also be happy to get you pre-approved for a loan, so you can shop with confidence.

Call today: 469.621.8484

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Understanding Real Estate Jargon

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When you set out to purchase or sell a home, you’ll likely be confronted with an abundance of terms that you simply don’t use in everyday life. Your agent, your lender, and others associated with the real estate industry use these terms every day, so often forget that that they aren’t familiar to everyone.

Rather than ask, many home buyers and sellers simply try to guess, and are often confused.

Here then, is a short primer on the terms you’ll encounter between the time you make the decision to buy or sell and the day your transaction closes.

Home Search Terms:

As you go through the listings on MLS (the Multiple Listing Service, which lists all homes offered for sale through licensed agents in a given area), you Should see either “active” or “pending” on each of them.

Active listings are those that are currently offered for sale and is available.

Pending listings are those on which an offer has been accepted, but the sale has not yet closed (or finalized).

You’ll also see abbreviations, both in the details listed and in the narratives offered by individual agents.

The most common of those abbreviations are:

BA: Bathroom (toilet, sink, and shower, tub, or both)
HB: Half bath (just a toilet and sink)
BD or BR: Bedroom
DR: Dining room
FP: Fireplace
LR: Living room
SQ FT or sf.: square footage
HOA Fee: Homeowner’s Association Fee
W/D: Washer and dryer

Some agents get creative in writing narratives, because the MLS allows only so many characters and they want to convey more. So don’t be surprised if you run across an abbreviation and can’t figure out what it means. You’ll also find that some agents can’t spell – leaving you to puzzle over what they meant to say.

Home Value Terms:

Fair market value: This is the value that an agent and and/or an appraiser believe a home is worth at that time in that market. This value changes constantly because it is derived by comparing the subject house to similar houses in that neighborhood or similar neighborhoods that have closed recently.

Appraised value: This is the “official” value estimated by a paid professional appraiser. This is the value the bank relies on when making home loans. Obviously, banks don’t wish to lend more than a house is worth.

Comps or Comparables: These are the similar homes that have been sold recently. To form a complete picture of the current market, appraisers (and agents) also make comparisons to similar homes that are currently for sale and to homes that expired off the market unsold.

Assessed Value: This is taxing authority’s estimate of the home’s value, and is used in determining the size of the homeowner’s property tax assessment. Although taxing districts often claim to assess at current market value, this number is often far different from the appraised value. It could be higher or lower.

Transaction Terms:

Good Faith Estimate: This is a document provided by the lender to the borrower after the borrower has made a loan application. It lays out the expected costs and fees, the down payment, the interest rate, and other financial details.

Earnest Money deposit: This is a good faith sum paid by the buyer upon presenting an offer on real property. The amount depends upon local customs and upon seller preferences. Typically, it might be 2% to 3% of the purchase price. The money is held in a trust account belonging to a broker, an attorney, or a title company. If the transaction is completed, it becomes part of the down payment. If contingencies of the purchase cannot be met, it is returned to the buyer. If the buyer simply changes his or mind, it often goes to the seller as damages. In some cases, the disposition of earnest money becomes a matter for mediation or for the courts.

The down payment: The amount of money you come in with at closing that goes directly to the sales price of the home.

Closing costs: Both buyer and seller incur closing costs in a real estate transaction. The seller generally pays the real estate agents’ commission, the buyer’s title insurance, plus fees related to the paperwork. The buyer generally pays for the appraisal, the inspection, the bank’s title insurance, fees related to the paperwork, and pre-paid amounts for taxes and insurance that go into the escrow account. Sellers may pay all or a portion of the buyer’s closing costs, depending upon the loan program and the local market.

Escrow: An account with a neutral third party who holds the funds prior to the closing of a sale. In the event of a seller-financed transaction, an escrow company collects funds from the buyer, transfers those funds to the seller, calculates interest per month, and keeps accurate records for both. Also – the entity that holds monthly tax and insurance payments for the borrower and the lender and issues on-time payments to the insurance company and the property taxing authority.

Contingency: Mot home offers contain one or more contingencies – circumstances or conditions which must be met before the contract becomes legally binding. A common contingency is one of financing. The offer will state that the borrower must be able to obtain a loan for $X at an interest rate of no more than X%. Other contingencies might be based on a home inspection, an appraisal, the condition of a well or septic tank, or the location of an easement across the property.

Under Contract: A home is under contract when the seller has accepted an offer but the transaction has not yet closed.

The Closing Disclosure: This is a final statement of costs, fees, loan amount, and other terms related to the loan. It replaced a document known as the HUD-1. The lender must provide this document to the borrower at least 3 business days prior to closing so that the borrower can compare the actual terms to those in the good faith estimate and can have any errors corrected before closing.

Arms-length transaction: This is a transaction between two unrelated parties who have no influence over each other due to family relationships, business relationships, or friendship. In some cases, such as a short sale, the lender will require that the sale be an arms-length transaction.

The Deed: This is a signed document recorded with the county that proves ownership.

Home Financing Terms:

A Conventional Loan: These come in both 30-year and 15-year fixed rates, with the 15-year loan offered at a lower rate. The interest rate is set at the beginning and does not change over the life of the loan. The payment can change, but only based on the escrow for property taxes and insurance. When the borrower pays at least 20% down, there is no private mortgage insurance.  Generally, the borrower will need good credit scores to qualify.

Adjustable Rate Mortgage: This is the loan program that got so many people in trouble during the recent mortgage crisis. It starts out with a low interest rate that allows people to qualify for the loan, then after a specified number of years, the interest rate – and thus the payment – increases. Many were operating under the theory that they could refinance before the interest rate reset, but when values plummeted, that became impossible. In other words, this can be a dangerous program.

FHA (Federal Housing Administration): This is a loan that can be obtained with a small down payment and lower credit scores. However, it comes with the requirement to pay for private mortgage insurance for the life of the loan.

VA (Department of Veterans Affairs): VA loans are for veterans, active duty military, and their spouses. They can be obtained with no money down and the seller is allowed to pay some or all of the borrower’s closing costs. There is a VA funding fee, however.

Which loan program is right for you?

The answer depends upon your circumstances and is a question you should discuss with your mortgage broker. He or she will lay out your options and explain what each means to you financially.

PMI (Private Mortgage Insurance): This coverage protects the lender in the event that you default on your home loan. It does not help you pay for the home or insure you in any way against loss. It is mandatory with FHA loans and with Conventional loans of more than 80% of the home’s purchase price.

APR (Annual Percentage Rate): This is the total cost of borrowing money to buy a home. It includes the interest rate, plus discount points, closing costs, and other fees you pay to obtain your home loan. This APR, then, will be higher than the interest rate you’ve been quoted.

LTV (Loan to Value): This is the amount of the loan compared to the value of the house. With a zero down loan, your loan to value would be 100%. If you pay 20% down and borrow 80%, your loan to value would be 80%. The higher the LTV, the more risk to the lender, which generally results in a higher interest rate for the borrower.

Equity: The value of the house less debt owed against it. If your home has a fair market value of $300,000 and you owe $200,000, you have $100,000 equity. When you purchase with 20% down, you immediately have 20% equity in that home.

Mortgage Points: These may also be called discount points or be referred to as a loan “buy down,” or “buying down the rate.” Points are paid up front in order to reduce the interest rate on the loan going forward. Each point is equal to 1% of the loan amount, so one point on a $240,000 loan would be $2,400. What it amounts to is pre-paid interest. It reduces the risk for the lender because it’s money they’ve already collected that does not go toward reducing your loan balance.

Rate Lock: When interest rates are bouncing up and down, as they sometimes do, borrowers can “lock” the rate for a certain period of time. This, of course, is a gamble. You could expect rates to rise so lock in – and then rates could go down. This is something to discuss seriously with your mortgage broker before making a decision.

PITI: An acronym that stands for Principal, Interest, Taxes, and Insurance. Lenders prefer that you pay taxes and insurance into their escrow account monthly, so they can pay these bills when they come due. This protects the lender from loss should you fail to insure and the house is destroyed. It also protects them from having a taxing authority place a lien on the house.

Preapproval and prequalification: Potential buyers can become prequalified for a loan simply by making a phone call to a lender and explaining their financial situation. The lender will say yes or no based on a good faith assumption that the borrower is truthful, that he or she hasn’t forgotten anything, and that there are no surprises in the credit report. (For instance, a lien that the individual was not aware of.) A lender’s assurance of prequalification means very little. To have a real assurance of your credit-worthiness, it’s best to become preapproved.

Preapproval involves the same steps that borrowers go through to obtain the actual mortgage loan. The lender gets verification of employment, income, assets, debts, credit ratings, etc. before issuing a letter of pre-approval.

Why is it important? Because a pre-approved borrower knows how much he or she can pay for a home, AND because the seller has assurance that the potential buyer can carry through and close on the purchase. In a multiple offer situation, the preapproved buyer will get better consideration than a prequalified buyer.

Insurance terms:

Title insurance: This is a one-time fee paid to a title company to assure you that the seller does own the property in question and that there are no outstanding liens that won’t be eliminated by pay-offs during the closing. In other words, that you (and the lender) will have free and clear title to the home.
The seller pays a portion to protect the buyer and the buyer pays a portion to protect the lender. Although title companies do extensive searches and follow the chain of title as far back as possible, surprises do occur. If you’ve purchased title insurance, the title company will pay for those surprises.

Homeowner’s Insurance: This is the insurance that protects you in the event of damage to your home. It pays to repair or even rebuild the house. Most homeowner’s insurance also contains a provision for replacing your personal possessions if they are damaged or destroyed.

You may come across additional terms…

If so, please don’t hesitate to ask for their meaning – or to ask for clarification of any of the terms listed here. We at Homewood Mortgage – the Mike Clover Group – are always happy to talk with you.

We’ll also give you further explanation of the various loan programs and show you in real numbers how each of them might affect you in your specific situation. Then, when you’re ready, we’ll be pleased to get you pre-approved for a home loan, so you can shop with confidence.

Call today: 469.621.8484

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Pay attention! Your Closing Disclosure Form is important.

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First, what is a Closing Disclosure Form? It’s a document that outlines the terms and costs of your home mortgage.

When you first applied for your loan you were given a Loan Estimate, also known as a good faith estimate. This document showed you the approximate costs related to purchasing your new home.

This document could only be approximate because at that time no one knew the exact closing date or whether any of the costs (such as appraisal or title fees) might change in the time between the estimate and the closing. Unless you locked in an interest rate, that could change as well.

The Closing Disclosure Form is not approximate. This document sets forth the exact terms and costs.

On August 1, 2015 the Closing Disclosure Form took the place of the HUD-1 settlement statement, and the rules changed.

In the past, the HUD-1 was presented to buyers on the day of closing. If there were mistakes or unwanted surprises, the buyers had no time to address them before closing.

Under the new rules, the Closing Disclosure Form must be presented at least 3 business days prior to closing. This gives buyers time to compare the actual costs to the estimated costs on the Loan Estimate and time to address any errors.

Don’t wait until the last day to go over this document. Should there be errors, your closing may be delayed. If the corrections are significant, a new Closing Disclosure will be issued and you’ll once again have 3 business days in which to review the document.

And errors are common.  When the National Association of Realtors surveyed members, they learned that half of the agents surveyed have detected errors on the Closing Disclosure. The errors – usually typos – range from misspelled names or addresses to incorrect numbers.

Errors or discrepancies between the estimate and the actual costs should be brought to your agent’s and your lender’s and closer’s attention immediately. Your lender should be able to clearly explain why the numbers don’t match.

What to look for as you review your Closing Disclosure:

Spelling: Minor misspellings in your name or the addition or omission of a middle initial can cause big problems later. Lenders want your name to appear the same on every document. Also check to see that the property address is correct.

The loan term: Most are 15 or 30 years. Check to see that you’re getting what you expected.

The loan type: If you asked for a fixed interest rate, you don’t want to be stuck with an ARM (adjustable rate mortgage). Conversely, if your strategy is to start with an adjustable rate, you’ll want to ensure that you’re getting that program.

Your interest rate: If you locked in a rate, it should be the same. If you didn’t, it is probably different from the rate on your original estimate.

Cash to close: This is the dollar amount you’ll need to bring to the closing table. It includes your down payment and the closing costs you’ve agreed to pay up front. This is typically paid with a cashier’s check or a wire transfer from your bank to the closer’s account.

BEWARE: if you’re doing a wire transfer, get the account number directly from the closer – NOT via an email. More than one buyer has lost all of their funds due to email hacking, and once that money has been sent offshore, you won’t be getting it back.

Closing costs: These are fees paid to third parties, such as the appraiser, the underwriter, the title company, and even the service that delivered documents to you. These can legitimately be subject to slight changes, but if the comparison to your Loan Estimate shows a significant change, talk with your lender immediately. Some closing costs are paid at closing and some can be rolled into the loan. This is a decision you and your lender should have made early on.

Taxes, insurance, and homeowner’s association dues. Your Closing Disclosure will state these amounts as of the time of closing. Check to see that they are correct.

The Loan Amount: If you’ve chosen to roll closing costs into the loan, this will be higher than the estimate. Again, if you have questions, speak with your lender.

Your estimated total monthly payment: In most cases, your total payment will include principle, interest, and an impound for real estate taxes, homeowners insurance, and homeowner’s association dues, if any. If an FHA loan, it will also include the mortgage insurance payment.

Since taxes, insurance, and homeowner’s association dues are included, your monthly payment can change over time. The initial payment will be based on those costs at the time of closing.

If you have questions about any of these points, get in touch with your agent and your lender. They should be able to explain any discrepancies – or take action to have corrections made.

While the Closing Disclosure is supposed to be simpler and easier to understand than the old HUD-1, it can still be confusing. Therefore, it would be in your best interests to go over the form ahead of time and become familiar with what it means.

We at Homewood Mortgage, the Mike Clover Group, would be happy to go over a sample disclosure with you line by line, so you’ll know what to expect and how to read your own document when it arrives.

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Which loan is right for you – Conventional or FHA?

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When you’re planning to buy a house and will need a mortgage, and you’ll have choices. While a few do qualify for VA or Farm Home loans, most must choose between Conventional and FHA.

Right now, about 40% of all home loans are FHA – which means they’re insured by the Federal Housing Administration. Each type has advantages and drawbacks, beginning with the loan requirements. Here, in general, are the differences between the two. (Some lenders may deviate slightly from these generalizations.)

 

loan-requirements

Most Conventional lenders are looking for borrowers with steady income, solid assets, and well-seasoned credit scores. They want to see a debt-to-income ratio of 43% or less – which means that all of your debt, including car loans, student loans, credit card minimum payments, and your new mortgage payment will be 43% or less of your gross income. However we can go up to 50% debt to income. 43% is a lender overlay that we don’t have.

For example: If you earn $4,000 per month, your total debt must be no more than $1,720.

Most will tell you that Conventional loans require a 20% down payment, but that’s inaccurate. You can get a Conventional loan with as little as 5% down. However, to do so you will be required to pay for private mortgage insurance. This insurance, which ranges from 0.3% to 1.15% of your loan amount, can be paid entirely as an up-front fee or as an up-front fee combined with a monthly fee. Its purpose is to protect your lender should you default on the loan.

When your down payment is 20% or more of the sales price, you won’t be required to buy Private Mortgage Insurance.

FHA lenders are willing to take on more risk, because their loans are insured by the Federal Housing Administration.

These are good loans for buyers who have marginal credit and less cash to use as a down payment. While regulations say the borrower must provide 3.5% – those funds MAY be in the form of a gift from an approved source.

Approved sources include:

  • A family member or close friend with a defined and documented interest in the borrower.
  • The borrower’s employer or labor union
  • A charitable organization
  • A governmental agency or public entity with a program to assist low to moderate income families and/or first time homebuyers.

The funds may NOT come from anyone with an interest in the purchase and sale – such as the seller, the real estate agent, or the home builder.

The requirement for a 580 credit score is also flexible. Applicants with scores as low as 500 may be granted a loan if they make a down payment of at least 10%.

As already noted, FHA loans allow a debt to income ratio of 50%, so if your income is $4,000, your total debt can be as much as $2,000.

The drawbacks of an FHA loan…

First, these loans are generally capped at $417,000. (In some high-cost areas, the cap is $625,000.)

In addition, borrowers pay a mortgage insurance premium for the life of the loan. At present borrowers pay an up-front premium of about 1.75% and annual mortgage insurance of about 0.85% of the loan amount. The up-front fee is rolled into the loan, so if you’re borrowing $100,000 your loan amount will be $101,750. The annual fee is becomes part of the monthly mortgage payment.

If you’re not sure which loan is right for you, call us at Homewood Mortgage, the Mike Clover Group. We’ll be happy to discuss your situation and show you the differences in real numbers. We’ll also be happy to get you pre-approved for a home loan, so you can shop with confidence.

Call today: 800-223-7409

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Should you itemize or take the standard deduction this year?

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A torn piece of paper telling of the new 2018 tax laws rests on top of a one hundred dollar bill.

Nearly 2/3 of American taxpayers take the standard deduction each year without giving much thought to the possibility of saving money by itemizing their deductions.

For many, this makes sense, but for others, it’s akin to throwing money to the wind.

For 2017, the standard deduction is $6,340 for single filers and $12,700 for married couples. If you rent your dwelling and don’t have large medical expenses, the standard deduction is probably best for you.

It’s simple. You don’t have to keep receipts and records of your expenses, and you don’t have to spend any time trying to understand tax laws. You can probably file your taxes without the aid of a tax accountant, which will also save you a few dollars.

However, if you have a home mortgage, or even own your home outright but live where property taxes are extreme, you should take a look at itemizing.

You should pay special attention if you’ve purchased your home within the last few years, because the first years of a mortgage loan are heavily weighted to interest, and that interest is deductible.

Say you purchased a home in 2017 and have a $400,000 loan at 5% interest. The first year you’ll pay $19,866 in interest – far more than the standard deduction for couples. On top of that you can deduct your real estate taxes and if you paid points to lower your interest rate, that’s also deductible.

How do you know what you’ve paid? Your lender will have sent you a Form 1098 which lists the amount you paid in mortgage interest. If you had an escrow account to pay taxes and property insurance, you’ll also see how much was paid and on what dates. If you pay your own property taxes – look in your checkbook or your bookkeeping records.

If your mortgage interest and property taxes exceed the standard deduction, the rest of your possible deductions are a savings bonus. They are:

  • Personal property taxes
  • State or local income or sales taxes (not both)
  • Gifts to charities
  • Medical, dental, and health insurance expenses that exceed 7.5% of your income
  • Casualty and theft losses
  • Unreimbursed employee business expenses

If you’ve owned your own for 20 or 25 years, the amount you pay in interest is much smaller, so you’ll need to add up all of your deductions to see if itemizing will be a benefit.

Take the time to look at these numbers carefully, because even at a tax rate of 25%, $1,000 in deductions will save you $250.

Note that what works this year may not work next year.

Under the new tax laws, the standard deduction will be nearly double – $12,000 for singles and $24,000 for couples filing jointly.

The deductions will also be changing. Today you can deduct all interest on a home loan of up to $1,000,000. Next year that drops to $750,000. In addition, property and income tax deductions will be limited to $10,000.

If you want to make a calculation before hiring a tax accountant, get IRS Form 1040 Schedule A (https://www.irs.gov/pub/irs-pdf/f1040sa.pdf) and fill it out. It will take a few minutes, but by the time you’ve finished you will have gathered the information a tax preparer will need.

Considering that you could save hundreds of dollars by itemizing, doing those calculations will be time well spent.

Do you need a tax accountant? Call the Mike Clover Group at Homewood Mortgage. We’ll be glad to furnish you with a list of trusted professionals.

Call today: 800-223-7409

 

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7 surprising traits of the mega-wealthy

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Would you like to attain a high net worth? Of course – who doesn’t? Adopt these 7 habits and watch your wealth grow.

  1. Proceed slowly – there is no such thing as “Get rich quick.”

The very wealthy take a long term approach to wealth building – whether with the stock market or building their own businesses.

That doesn’t mean they simply sit back and wait. Instead they break their long-term goals and ideas into steps they can take each day to further their progress.

  1. Work smarter, not harder.

It sounds odd, but Bill Gates has been quoted as saying he’d “choose a lazy person” to do a job, simply because the lazy person would find an easy way to get it done. Nobel prize winner Richard Thaler used his “laziness” to focus on things that truly mattered, rather than spending time on things that didn’t take him forward.

So be lazy – find the fastest way to get from point A to point B without wasting energy.

  1. Welcome criticism.

This is a tough one for many of us. Our egos simply don’t want to accept it!

The super-wealthy have feelings too, but they know that criticism and honest feedback can help them correct mistakes, improve their performance, and overcome obstacles.

  1. Turn down most opportunities.

The mega-wealthy have no end of opportunities presented to them – and reject most of them. Instead of being distracted by side issues, they guard their time ferociously while they focus on their top priorities.

  1. Embrace failure.

The very successful have tried and failed many times – then gotten back up to try again. True innovators accept failure as part of the process, and set themselves up to fail regularly by setting “impossible” goals.

The only way to grow is to dream big, get out of your comfort zone, reject the status quo, and take some chances. Remember – that ship in harbor is safe, but it isn’t getting anywhere.

  1. Don’t try to be better than other people.

The ultra-rich don’t try to be better than anyone else. They don’t even want to do what everyone else is doing. Instead, they embrace innovation and carve new paths.

It isn’t easy, because friends and family would rather you played it safe – like that ship in harbor. They’re more than willing to tell you you’re crazy for trying something new. You have to ignore them, face the fear, and keep moving forward.

  1. Be frugal.

Sure, the big spenders you see on TV, in the newspapers, and on the Internet appear to be wealthy, but they probably haven’t accumulated much net worth. How could they when they’re buying million dollar cars and spending $5,000 or more to take friends out to dinner?

The really rich take care of their money – they don’t throw it around. Look at Mark Zuckerberg – he’s worth $70 billion and drives a Volkswagen.  Bill Gates, worth even more, wears a $10 wristwatch and washes the dishes by hand after dinner. Walmart scion Jim Walton works from an old brick building in his home town and drives a 15-year-old pickup. Dish Network founder Charlie Ergen carries a brown-bag lunch from home every day.

The message – if you want to accumulate wealth, don’t throw it away on non-essentials.

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Should YOU Apply for a Mortgage On Line?

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A recent article on realtor.com stated that one survey found that 64% of millennial mortgage applicants prefer to apply for their mortgages on line. Realtor.com even offered up some reasons why potential borrowers might want to apply on line.

Why do so many millennials choose online lenders?

We could say that this age group is simply attuned to doing everything on line, but there’s more.

Comparison shopping:  First is the ability to comparison shop with ease. Checking 3 or 4 websites is more convenient than making those phone calls and visiting lenders in person.

The problem with this is that until the lender has verified all of the usual details such as income, employment, credit scores, debt to income, etc. the rates and fees they quote may be far removed from what they’ll offer after a full application.

Speed: On line applications (and approvals) are supposedly fast. Quicken Loan’s Rocket Mortgage advertises that it can get a new borrower through the loan process in just 8 minutes. Their mobile app allows customers to scan their W-2 form and driver’s license from their phones – eliminating the need to present these documents in person.

The problem here is that potential borrowers are just getting a pre-qualification. This is far different from a pre-approval, which can only be issued after the verifications. It’s misleading at best.

Cost savings: Next come the low rates that many online lenders advertise. They say they can offer lower rates because they have less overhead than a “bricks and mortar” lender. We have to wonder about that. They may not need a high-traffic location, but they do need to work somewhere. Are these lenders all working from a desk in their basements?

The problem: Advertised rates and fees may not match what the borrower is offered after verifications.

What else should you consider before choosing an online mortgage lender?

There’s little personal service. Some do employ loan offers you can speak with, but they’re generally available only during business hours – not at 8 p.m. when you have a pressing question or need a pre-approval letter to back up an offer.

Online lenders are not the best choice for complicated loans. If you need a VA or FHA loan, are self-employed, or want to purchase an unusual property, you need a lender with more in-depth knowledge and experience.

Online lenders are best for simple scenarios – salaried borrowers with good credit, purchasing homes that are typical for their area.

In addition, online lenders generally won’t know the programs available to you locally, so can’t help with local buyer’s incentive programs.

Many home sellers and their agents don’t trust online bankers – and reject offers with their approvals.

This is a big one, because it could put you out of the running for a home you really want. They aren’t being snobbish, they’re reacting to past experiences.

Seasoned agents report problems such as closing late and putting the buyer in breach of contract, and not closing at all because in truth, the buyer wasn’t qualified. They know that often an online lender’s pre-approval letter is useless, because they issued it before verifying the buyer’s information. In other words, it was a pre-qualification, not a pre-approval.

And finally – online mortgage lending scams abound.

Why should mortgage lending be exempt from con artists and thieves when they’re busy in every other industry?

We all know that scams are rampant on the Internet, so we need to be diligent about giving out personal information. In this respect, the mortgage industry is no different than any other.

Online predatory lenders cover their tracks well, so if you get scammed, you might find it impossible to retrieve any lost monies.

Before even considering making an application on line, check out the lender with the Better Business Bureau and do a thorough search for comments and articles about them on line. You might also check to see if the company is mentioned on www.ripoffreport.com.

Your research could save you from monetary loss and months of grief.

If you’re looking for a reliable Texas lender with excellent customer service, low rates and terms, and speedy closings, call us. We’re the Mike Clover Group at Homewood Mortgage, and we’d love to help make your home buying experience trouble-free.

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Caution – Don’t Let Yourself Become House-Poor

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What is “house poor?” It’s that uncomfortable state of being in which you’ve purchased “more house” than you can comfortably afford.

It’s that state that prevents you from taking a vacation, going to a concert, eating out, or even eating the meals you’d like at home.

In other words, it’s that state where you have to watch every penny, because every penny needs to go to that monthly mortgage payment.

In general, financial advisers say you should not pay more than 30% of your pre-tax income for housing related expenses. That includes your mortgage payment, property taxes, HOA dues, homeowner’s insurance, etc. According to a report by the Joint Center for Housing Studies at Harvard University, by those standards nearly 40 million U.S. homeowners are house-poor.

Of course, whether that impacts you negatively depends upon your income and your other fixed or optional expenses.

Meanwhile… why not be careful when you buy and avoid the problem?

Before you begin to shop for a home, calculate what you can afford. Do this by figuring your debt-to-income ratio. This is a comparison between how much you make and how much you owe – or will owe when the housing expense is factored in.

Your mortgage broker can help you do this calculation, but do remember that your lender might not know about some of the optional spending that is important to you and your family.

Debt-to-income, along with your down payment, your credit score, and your employment stability, is a factor lenders use in determining whether you’ll be approved for a home loan – and if so, for how much.

Remember that if you buy at the top of your allowable range, you could be putting yourself at risk of becoming house poor. While most of us expect our income to increase over time, sometimes unforeseen events come along to reduce our income. Be prepared for that.

As you contemplate that purchase, note that your down payment will not be your only up-front expense.

You’ll also need cash for closing costs, which typically range from 2% to 7% of the purchase price.

Yes, in some instances the seller will cover some of these costs, but that is less likely in a tight market when there are more buyers than homes available.

Here at Homewood Mortgage, the Mike Clover Group, we’ll be happy to do the calculations and show you just what you’ll need for a down payment and closing costs. Then, based on the interest rate we can offer, we’ll help you determine the top price you should pay for a home.

After that, remember that your mortgage payment, taxes, etc. are not your only household expenses.

All homes require maintenance from time to time, and sometimes repairs are necessary. You’ll also need to pay for utilities (which cost more, the larger the house is).

Keeping an emergency fund is a wise idea.

None of us knows what the future will bring, and while we expect only good things, sometimes we get unwanted surprises.

What if you (or your spouse) lose your job or become ill and can’t work? What if the house needs some major repair? It’s best to keep a reserve fund of 3-6 months’ worth of house payments and living expenses, just to be safe.

If you never have to use it, all the better. You’ll have had peace of mind.

Consider your overall dreams and goals before purchasing a house.

Yes, you’ll either make a payment or pay rent each month, but before you use your savings to make a down payment, consider your other goals.

Would you be better off saving to ensure a comfortable retirement? If retirement is coming in just a few years, would you rather save that money to purchase a motor home and travel the country?

If you’re a parent with school-age children – If you purchase now will you still be able to help your child get a college education? If you’re about to become an empty-nester, would you like to have the option to pick up and move to a different climate – without having to wait to sell your home?

Purchasing a home is a life-altering event, so consider all the angles before you make the decision.

And then, if the decision is “Yes,” give us a call at Homewood Mortgage, the Mike Clover Group. We offer some of the lowest rates and fees available in Texas, along with short closing times – all served with a smile.

 

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