It's generally a good time to refinance when mortgage rates are at least 1/2% lower than the current rate on your loan. A reduction in rate not only lowers your payment but can help you build equity faster. The sooner you can realize those savings, the better. If you apply those savings towards paying down extra principal every month, you can shave time off your loan and save even more interest. Check our Extra Payment Calculator to see how. You might also consider refinancing once you have enough equity to buy your rate down further, drop your mortgage insurance or consolidate debt. Your trusted lender can help you calculate your options.
A point is a percentage of the loan amount, or 1-point = 1% of the loan, so one point on a $100,000 loan is $1,000. Points are costs that need to be paid to a lender to get mortgage financing under specified terms. Discount points are fees used to lower the interest rate on a mortgage loan by paying some of this interest up-front, also known as buying down or discounting the rate. Lenders may refer to costs in terms of basis points. 100 basis points = 1 point, or 1% of the loan amount.
Yes, if you plan to stay in the property for a least a few years. If your rate is low enough relative to historical rates that you feel you could be in that loan and home for a long time, then it makes a lot of sense to pay discount points to buy down the rate. Paying discount points to lower the loan's interest rate is a good way to lower your required monthly loan payment, and possibly increase the loan amount that you can afford to borrow. However, if you plan to stay in the property or loan for only a year or two, then your monthly savings may not be enough to recoup the cost of the discount points that you paid up-front.
The annual percentage rate (APR) is an interest rate reflecting the cost of a mortgage as a yearly rate. This rate is likely to be higher than the stated note rate or advertised rate on the mortgage, because it takes into account points and other costs. The APR allows homebuyers to compare different types of mortgages based on the annual cost for each loan. The APR is designed to measure the "true cost of a loan." It creates a level playing field for lenders. It prevents lenders from advertising a low rate and hiding fees.
The APR does not affect your monthly payments. Your monthly payments are strictly a function of the interest rate and the length or term of the loan.
Because APR calculations are affected by the various different fees charged by lenders, a loan with a lower APR is not necessarily a better rate. The best way to compare loans is to ask lenders to provide you with a good-faith estimate of their costs on the same type of program (e.g. 30-year fixed) at the same interest rate. You can then delete the fees that are independent of the loan such as homeowner's insurance, title & escrow fees, attorney fees, etc. Now add up all the loan fees. The lender that has lower loan fees has a cheaper loan than the lender with higher loan fees.
The following fees are generally included in the APR:
The following fees are normally not included in the APR:
Mortgage rates can change from the day you apply for a loan to the day you close the transaction. If interest rates rise sharply during the application process it can increase the borrower's mortgage payment unexpectedly and affect one's ability to obtain loan approval. Therefore, a lender can allow the borrower to "lock-in" the loan's interest rate guaranteeing that rate for a specified time period, often 30-60 days, sometimes for a fee.
Below is a list of documents that are required when you apply for a mortgage. However, every situation is unique and you may be required to provide additional documentation. So, if you are asked for more information, be cooperative and provide the information requested as soon as possible. It will help speed up the application process.
Property
Income
If you are applying for a Jumbo loan, or you are self-employed, or you receive any income other than wages such as Schedule C income, capital gains, retirement, interest or dividends, or rental income, then you should provide the two most recent year's tax returns, all pages and schedules, including K-1's.
If you will use Alimony or Child Support to qualify, provide a fully executed divorce decree and/or court order stating amount, as well as proof you have been receiving those funds for at least 12-months.
If you receive Social Security, Pension, Disability or VA benefits, provide an award letter stating how much you are currently earning from that agency or organization.
Assets - Source of Funds for Down Payment, Reserves
Credit Report, Debt or Obligations
Credit scoring is a system creditors use to help determine whether to extend you credit based on information about you and your credit experiences, such as your bill-paying history, the number and type of accounts you have, account balances, late payments, collection actions, judgments or tax liens, bankruptcy, foreclosure, default on debt, outstanding debt, the number of credit inquires, the number of credit tradelines, the age of your accounts, and other credit related information collected from the credit bureaus and reported on your credit report. Using a statistical program, creditors compare this information to the credit performance of consumers with similar profiles. A credit scoring system awards points for each factor that helps predict who is most likely to repay a debt. A total number of points -- a credit score -- helps predict how creditworthy you are, that is, how likely it is that you will repay a loan and make the payments when due.
The most widely use credit scores are FICO scores, which were developed by Fair Isaac Company, Inc. Your score will fall between 350 (high risk) and 850 (low risk).
Because your credit report is an important part of many credit scoring systems, it is very important to make sure it's accurate before you submit a credit application. To get copies of your report, contact the three major credit reporting agencies, below. A lender might also be able to provide a consumer copy of your credit report.
Equifax: (888) 378-4329
Experian (formerly TRW): (888) EXPERIAN (397-3742)
Trans Union: (800) 916-8800
These agencies may charge you a fee for your own self-inquiry credit report.
You are entitled to receive one free credit report every 12 months from each of the nationwide consumer credit reporting companies – Equifax, Experian and TransUnion. This free credit report may not contain your credit score and can be requested through the following website: https://www.annualcreditreport.com
Credit scoring models are complex and often vary among creditors and for different types of credit. If one factor changes, your score may change -- but improvement generally depends on how that factor relates to other factors considered by the model. Only the creditor can explain what might improve your score under the particular model used to evaluate your credit application.
Nevertheless, scoring models generally evaluate the following types of information in your credit report:
Scoring models may be based on more than just information in your credit report. For example, the model may consider information from your credit application as well: your job or occupation, length of employment, or whether you own a home.
To improve your credit score under most models, concentrate on paying your bills on time, paying down outstanding balances, and not taking on new debt. It's likely to take some time to improve your score significantly.
An Appraisal is an estimate of a property's fair market value. It's a document generally required (depending on the loan program) by a lender before loan approval to ensure that the mortgage loan amount is not more than the value of the property. The Appraisal is performed by an "Appraiser" typically a state-licensed professional who is trained to render expert opinions concerning property values, its location, amenities, and physical conditions. An appraisal is a cost a buyer or homeowner when refinancing often incurs up-front when the appraisal is ordered or when the appraisal inspection takes place.
On a conventional mortgage, when your down payment is less than 20% of the purchase price of the home mortgage lenders usually require you get Private Mortgage Insurance (PMI) to protect them in case you default on your mortgage. Sometimes you may need to pay up to 1-year's worth of PMI premiums at closing which can cost several hundred dollars. Mortgage insurance can be borrower paid monthly or lender paid by financing into the rate and/or points cost. Mortgage insurance can also be paid up-front as a lump sum single premium. The best way to avoid this extra expense is to make a 20% down payment, or ask about other loan program options.
Surprising as it may seem, some folks with hefty incomes find that it's mighty tough for them to save enough money to make a 20% cash down payment on their dream home. Using conventional financing, such buyers must purchase Private Mortgage Insurance (PMI) which increases the cost of home ownership and could make it even more difficult to qualify for the mortgage. However, if your income is sufficiently high, it's eminently possible to avoid getting stuck with PMI. That is why 80-10-10 or piggyback 2nd financing was invented. It is called 80-10-10 because a savings and loan association, bank, or other institutional lender provides a traditional 80% first mortgage, you get a second mortgage, and make a cash down payment for the difference of the home's purchase price. If you are putting 10% down and taking out a 10% second, with an 80% 1st lien, that would be an 80-10-10. By using this method, you are no longer obligated to take out PMI on your property.
The same principle applies if you can only afford to make a 5% down, 80-15-5 financing is also available. However, because a smaller cash down payment increases the lender's risk of default, do not be surprised when you are asked to pay higher loan fees and/or a higher mortgage interest rate for 80-15-5 than you pay for 80-10-10.
The property is officially transferred from the seller to you at "Closing" or "Funding".
At closing, the ownership of the property is officially transferred from the seller to you. This may involve you, the seller, real estate agents, your attorney, the lender's attorney, title or escrow firm representatives, clerks, secretaries, and other staff. You can have an attorney represent you if you can't attend the closing meeting, i.e., if you're out-of-state. Closing can take anywhere from 1-hour to several depending on contingency clauses in the purchase offer, or any escrow accounts needing to be set up.
Most paperwork in closing or settlement is done by an escrow or attorneys and other real estate professionals. You may or may not be involved in some of the closing activities; it depends on who you are working with.
Prior to closing you should have a final inspection, or "walk-through" to ensure requested repairs were performed, and items agreed to remain with the house are there such as drapes, lighting fixtures, etc.
In most states the settlement is completed by a Title or Escrow firm in which you forward all materials and information plus the appropriate wire or cashier's check(s) so the firm can make the necessary disbursement. Your representative will deliver payment to the seller, record, and then give the keys to you.