Updated
news on the "Mortgage Meltdown" with The
House on Wednesday (7/23/08) passed a $300 billion housing rescue
bill aimed at helping troubled homeowners avoid foreclosure
and supporting mortgage giants Fannie Mae and Freddie Mac.
[posted 7/25/08 - http://money.cnn.com/2008/07/23/real_estate/housing_rescue_guide/index.htm?postversion=2008072321]
How
do homeowners qualify and what do they NEED to do?
To qualify for the housing assistance program, homeowners must live in their home and have loans that were issued between January 2005 and June 2007. They also must be spending at least 40% of their gross monthly income on all household debt. Borrowers do not have to be in default, but they must show proof that they will not be able to continue making their existing mortgage payments.
Prior to receiving an FHA-backed mortgage, homeowners must first pay off any other debt on the home, such as a home equity loan or line of credit. Borrowers also are not permitted to take out another home equity loan for at least five years, unless it’s used to pay for the necessary upkeep of a home and is approved by the FHA. Total debt cannot exceed 95 percent of the home’s appraised value at the time of appraisal.
The program is voluntary, so the original lender(s) must agree to rework the loan before a homeowner starts the application process. Each loan must be underwritten by an FHA-approved lender and will be evaluated on a case-by-case basis. Homes will be re-appraised and banks will verify income statements, bank accounts, job histories and credit scores.
Although there are little up-front costs for borrowers, consumers receiving a refinanced loan must agree to certain terms, including paying an insurance premium of 1.5 percent of the principal annually to the FHA.
How can I apply?
Borrowers can contact their current mortgage servicer or go directly to an FHA-approved lender for help. These lenders can be found on the Web site of the Department of Housing and Urban Development.
How does the refinancing process
work? This is a voluntary program, so lenders holding the original mortgage have to agree to rework a given loan before things can get started. The bill requires lenders to make major concessions, writing down the value of the loan to 90% of the home's current value. In areas where prices have plummented by as much as 20%, that will mean a substantial loss for the lender.
What does it cost?
There should be little up-front costs for borrowers to bear. Loan origination fees will vary by lender, but these can usually be paid by the borrower over the life of the loan in the form of a slightly higher interest rate.
However, the refinanced loans do come with many strings. For one thing, borrowers are responsible for paying an insurance premium to the FHA guaranteeing the loan, which will be 1.5% of the principal annually.
Borrowers also agree to share any profits from future home-price appreciation with the FHA. To do that, they'll pay a "3% exit fee" of the mortgage principal to the FHA when they resell or refinance.
The source of this information was compiled from the California
Association of Realtors (www.car.org)
Sheila Green, Broker,
Realtor ®, e-PRO® - www.sgreenrealty.com
S. Green Realty | Cell: (916) 752-9432 | Fax: (916) 647-0524
You are
encouraged to contact the following HUD Certified Counseling
agencies for more info on FHA backed mortgages where you can learn
more about how families can avoid foreclosure by refinancing their mortgages using the new FHASecure plan.
NeighborWorks
Homeowner Center (916) 452-5356 or www.nwsac.org
Sacramento
Home Loan Counseling Center (916) 551-2140 or www.hlcc.net
The
KEY ELEMENT to saving your home is to COMMUNICATE with your lender
and to diligently inquire about how can you qualify for the FHA
backed mortgages and be persistent!
