Finding it hard to buy a home that needs some work...A 203K Makes Renovation a Reality!

A 203K Makes Renovation a Reality!

 
Many homebuyers look at properties needing updates, but hesitate to buy because of the additional funds required. The perfect solution is the FHA Renovation Loan. Known as a 203K, this loan allows the buyer to purchase or refinance with a mortgage that rolls in the extra cost of value-adding repairs or renovations, providing the convenience of one application, one loan, one closing, one set of fees and one monthly payment.

 Contact Lisa Bear for more information and see if this is an option for you!

 Most mortgage financing plans provide only permanent financing. That is, the lender will not usually close the loan and release the mortgage proceeds unless the condition and value of the property provide adequate loan security. When rehabilitation is involved, this means that a lender typically requires the improvements to be finished before a long-term mortgage is made.

When a homebuyer wants to purchase a house in need of repair or modernization, the homebuyer usually has to obtain financing first to purchase the dwelling; additional financing to do the rehabilitation construction; and a permanent mortgage when the work is completed to pay off the interim loans with a permanent mortgage. Often the interim financing (the acquisition and construction loans) involves relatively high interest rates and short amortization periods. The Section 203(k) program was designed to address this situation.

The borrower can get just one mortgage loan, at a long-term fixed (or adjustable) rate, to finance both the acquisition and the rehabilitation of the property. To provide funds for the rehabilitation, the mortgage amount is based on the projected value of the property with the work completed, taking into account the cost of the work. To minimize the risk to the mortgage lender, the mortgage loan (the maximum allowable amount) is eligible for endorsement by HUD as soon as the mortgage proceeds are disbursed and a rehabilitation escrow account is established. At this point the lender has a fully-insured mortgage loan.

Welcome to Wisconsin Real Estate with Lisa Bear

Thank you for visiting.  Please feel free to contact me for any of your real estate needs including an online market if you are a seller, or finding a home if you are a buyer. My real estate focus in the  Waukesha County, Milwaukee County, Lake Country, Jefferson County, Dodge County and Washington County areas.  I have my IRES designation (International Real Estate Specialist) so I can assist you with all your real estate needs in Wisconsin, the USA or anywhere in the WORLD!

When you are seriously looking or just browsing at real estate in Wisconsin, I am a great resource to help you with all your needs and questions, whether a first time home buyer, relocating to or from the beautiful LAKE COUNTRY area, looking to invest or explore foreclosure opportunities or just thinking ahead to the future.

Lisa Bear of RE/MAX (262-893-5555) is an experienced real estate agent in Waukesha County and the entire Milwaukee Metro area including:

The prospering communities of Waukesha County including Delafield, Waukesha, Oconomowoc, Pewaukee, Waukesha, Sussex, Wales, New Berlin, Dousman, North Prairie, Mukwonago, Chenequa, Menomonee Falls, Brookfield, Elm Grove, Okauchee, Eagle, Muskego and Merton.

Great municipalities in Milwaukee County including Milwaukee, South Milwaukee, Wauwatosa, Hales Corners, Greenfield, Glendale, Franklin, Bayside, Brown Deer, Cudahy, Fox Point, Greendale, Shorewood, Oak Creek, St. Francis, West Allis and Whitefish Bay.

The hometown favorites of Washington County, Jefferson County and Dodge County including Watertown, Hartford, West Bend, Germantown, Jackson, Richfield, Ashippun, Lake Mills, Jefferson, Johnson Creek, Slinger and Erin.

Real Estate in Wisconsin is an excellent investment!
 

 "HELPING YOU MOVE IN THE RIGHT DIRECTION"

Getting a Conventional Loan After a Short Sale

by Inlanta Madison on April 27, 2012 · 

Based on the struggling economy of the past 3 years many homeowners have been forced get rid of their property through a short sale. As people rebuild their credit and improve their incomes they are starting to get the itch to buy a home again. Here are the general guidelines for qualifying for a conventional mortgage following a short sale.

Be Patient
The first thing to understand is that time heals all wounds, even credit problems. Most lenders will require the people wait a minimum of two years up to a maximum of four years following the short sale of their home. Lenders require this passage of time to give people a chance to re-establish their credit and also improve their financial habits that will lead to better budgeting and better saving principles.

Get a Good Down Payment
For people that can save up a 20% down payment they will only have to wait the minimum two years. In addition, if these people faced extraordinary circumstances that forced them into the short sale, they may also be given a little leniency and only have to wait the two years.

For people who were simply victims of bad planning and wrong decisions, they will have to wait the longer period. Also, people that only have a 10% down payment will have to wait for the four years.

Take the Time to Reestablish
During the waiting period it is a good idea to really invest in your financial knowledge. Read up on how credit works and develop good spending habits. This is the time where the old adage “pay yourself first” will really come in handy. Putting away a little in savings each time you get paid will go a long ways towards building up your down payment as well as developing an emergency fund that can help you out when an emergency arises.

Contact us below or apply online to see if you qualify for a conventional mortgage!

Does Birth Order Affect Your Credit Score?

Photo courtesy Parents Connect

Siblings – can’t live with them and can’t live without them. Chances are you have at least one sibling, maybe a handful of them. Depending on your birth order in the family, you have had to deal with certain circumstances in your life. For example, if you were the eldest child, you were most likely harder on yourself to please your parents and always expected to be mature and responsible. Or if you were the youngest sibling, you perhaps received more attention from your family members and got away with many of your mischievous ways. If you are an only child, do not think that that didn’t affect you!
Birth order plays a huge part in the makeup of our personalities and traits. So it should be no surprise that it can affect your credit score and how you handle finances, as well.

The Oldest Child

Usually the oldest child has the most responsibility among the rest of his siblings. They are most likely to be in control of their lives and organized. Therefore, when it comes to finances, they are more likely to be in a financially stable place. They pay bills on time, keep steady jobs, and make wiser financial decisions. Older children will tend to have higher credit scores because they have handled their finances better – meaning no late payments or filing for bankruptcy.
Among eldest children, there is also a drive to be perfect and to be seen as the best. This can also lead to some downfall in the finance area, though. They may be more likely to pressure themselves into unrealistic financial goals. They may also overwork themselves to be seen as prominent and dependable.

The Middle Child

Not the oldest, but still not the youngest. The middle child can tend to have the best of both personalities, since they, in a sense, play the “authority” to their younger sibling(s), yet are under the control of their eldest sibling. As the middle child, you were raised to solve your own problems and to come up with inventive ideas to survive amongst your siblings.
Some middle children are natural savers and are more likely to have more money stashed away. Other middle children approach their finances like a balancing act. They look like they have it all under control, but in reality, their finances are a secret mess. However, since they are problem solvers, the middle child deals with this mess by paying off credit card debts with another credit card or by taking loans from family or friends. Even though they are not financially stable, they appear to be when it comes to their credit score.

The Youngest Child

As the youngest child, you were most likely spoiled by your parents and hated by your siblings. Or, you heard this mantra day after day, “Why can’t you be more like your sister/brother?” No matter how you were brought up, chances are you were held less accountable for your actions. This means that when it comes to your finances, you are in a hole.
You most likely have debt because you were trying to prove yourself to your family and loved ones or perhaps buy your parents’ love. The credit score of younger siblings tends to be lower, because younger siblings are more likely to forget to make payments on bills and accumulate more debt.

The Only Child

Just because you do not have siblings does not mean you are exempt from your birth order affecting your financial personality. Only children definitely are more spoiled in the long run. They do not have to share the love of their parents with any competitors. So when it comes to their finances, they are more likely to be risk takers. They feel competent with their abilities, and they are not afraid to spread their wings. Because of this quality, only children will either be highly successful and horribly unsuccessful. It depends on the risks they take.
While many people tend to have similar financial traits as those who are in the same birth order as them, not everyone will fit into this mold. There are many older siblings who are bankrupt and irresponsible, as well as many younger siblings who are successful and frugal.
What is your birth order and how has it affected your finances and credit score?

Article by:  By Tushar Mathur

Rent to own basics - How does it work?

How does RENT to OWN work? 

Rent to own homes may be an option, but the choices are very limited.  

Less than 5% of available homes are offered with a rent to own option.

 What Is a Rent-to-Own? A rent-to-own purchase is a lease combined with an option to purchase the property within a specified period, usually 3 years or less, at an agreed-upon price. The borrower pays a down payment fee, usually 3% to 5% of the price, which is credited to the purchase price. The borrower pays rent, and an additional rent premium that is also credited to the purchase price.If the purchase option is not exercised, the buyer loses both the down payment fee and the rent premium.

As with any kind of financial contract, rent-purchase deals can be structured in such a way that all the benefits flow to one of the parties and none to the other. Buyers especially need to be careful.

Contract Features of a RENT to OWN-Purchase
 1. PRICE - The sale price of the house and the rent are market-determined, yet subject to negotiation just as in a straight purchase or rental transaction. Buyers often know less about the market than sellers, which places buyers at a disadvantage unless they do some homework, which is advisable.

2.TIME - Buyers generally prefer a long option period because it provides more time to build equity and repair credit. A long period can boomerang on them, however, if they are never able to exercise the option, since they lose the rent premium they have been paying all the while, in addition to the down payment. Sellers generally prefer a short option period, but if it is too short, the house won’t be sold.

3. DOWN PAYMENT - The down payment and rent premium are viewed differently by buyers and sellers. To the buyer, they are part of the equity in the house they will soon own. Fully anticipating that they will exercise the option, the only cost is the interest they would otherwise have earned. To sellers, however, these payments are the best guarantee that their houses will sell; if they don’t sell, the payments are retained as income. That the benefit to the seller generally exceeds the cost to the buyer makes the rent-to-own deal a possible win-win.

4.OPTION to BUY -  A rent to own purchase also may give the renter/buyer the right to assign the option to buy. This will usually have considerable value to the buyer, because it means that the option can be sold in the event that it has value but the buyer is not able to exercise it. It is a cost to the seller for the same reason.

Using a RENT to OWN-Purchase to Buy

The rent to own purchase offers home ownership opportunities to consumers who can't qualify for a loan from any source, but who are prepared to bet on themselves. The bet is that before the option period expires, they will qualify for the mortgage they need to exercise the purchase option. During the option period, they have the opportunity to rebuild their credit and accumulate equity while living in the house.

Consumers who need to rebuild their credit rating during the option period should understand that paying their rent on time won’t do it. Rent payment information is not used in compiling credit scores. Lease-purchase buyers who need a higher credit score must focus on their credit cards and loans.

A possible alternative to a rent to own/purchase deal for consumers with poor credit and/or no cash is a sub-prime loan. The high-cost sub-prime market, which actively solicited clients and victimized many, was pretty much gone by 2008 but sub-prime loans continue to be available at reasonable prices from community groups or state and local finance agencies. Borrowers have to search out these sources, but if they can qualify for a loan from one, it is probably a better route than a rent to own purchase.

Even though it is costly, the right not to exercise the rent to buy option is of value to buyers. If there is something seriously wrong with the house, neighborhood, or neighbors, the money left behind on a lease-purchase is much smaller than the cost of an outright purchase followed by a quick sale.

Dangers to BUYERS - The contract used in this program made it all too easy for the seller to avoid having to sell when it was more profitable to evict the tenant and do another deal with another hopeful buyer. Buyers generally pay top dollar, perhaps including some assumed future appreciation.

The moral to buyers: read the contract very carefully to make sure you are confident you can live up to all the terms, such as paying your rent on time, every time.

Using a Lease-Purchase to Sell  - Most home sellers want a cash sale, but for those prepared to hang on to the property awhile longer, the benefits can be compelling. Buyers generally pay top dollar, perhaps including some assumed future appreciation. The deal may fall through, but in that case the seller gets to pocket the option fee and rent premium.

The seller also enjoys the tax deduction on his mortgage interest payments during the option period.

A Rent to OWN Scenario

$100,000 home for sale

Remember - The typical rent to own option may require 5% or more as a down payment.  In most cases the deposit is used as a down payment when the final purchase is executed.  On a $100,000 this would be $5000.  Based on the standard rent to own contract, buyer and seller agree to the terms, which include, purchase price, down payment, rent payments, a time limit in which the final purchase must be completed, distribution of the down payment, and other conditions.

Many sellers will require the buyer to be enrolled in a credit repair program if their credit score is below 640.  It is advisable to enroll in a credit repair program as soon as possible.

If the purchase can not be completed within the specified time, the seller may ask the buyer to agree to forfeit the deposit funds.  This is a condition which must be carefully considered.  An automatic extension period may be added to the agreement, contingent upon conditions, such as enrollment in a credit repair program, and additional down payment, and other terms.

The minimum rent amount is usually calculated on the mortgage payment of the purchase price, with an interest rate of 6%, plus taxes, and other expenses.  On a $100,000 home the mortgage amount may be around $600 per month.  The rental amount would be $600 a month plus taxes, usually between $300-$400 per month, plus other expenses.  On a $100,000 home, minimum monthly payments may begin at $900 per month.  The seller may request an additional amount which may be applied to the down payment for the final purchase.

Since the goal of a rent to own property is to obtain a mortgage to purchase the property, the first step is to determine the mortgage amount you will qualify for.  You can contact me for a list of local lenders I have worked with in the Waukesha County and Lake country areas, as well as anywhere in Jefferson, Dodge, Washington or Milwaukee Counties.  You may want to check with the bank you are now doing business with.  A licensed loan officer will be able to tell you how much of a home you can afford, based on your income.  They will also explain your credit score and counsel you on maintaining, or raising your credit score.  If you find out you need to raise your credit score, I can send you a list of lenders offering credit repair services.

Once you meet with a lender, you will have the information you need to move forward on a home purchase.  If you qualify for a mortgage, you may want to consider this option, rather than a rent to own.

There are many loan programs available now tailored to meet your diverse needs. 

 - The USDA Rural Housing loan in Wisconsin is 100% financing available (0% downpayment) in Jefferson and Dodge Counties, as well as other areas of Wisconsin. Waukesha or Milwaukee Counties are not eligible. Further details available upon request.

 - The My Community Loan  designed for first time homebuyers with little or no credit history and little money down. The My community program allows homebuyers to qualify for a mortgage at conforming interest rates and lower pmi premiums. The program's automatic underwriting engine allows for credit scores down to 580. Manual underwriting requires at least 640 credit scores. However, banks may require higher credit scores than posted by Fannie Mae.  My Community Mortgage program requires only 3% down payment. FNMA is also flexible on the source of down payment. It can be the borrower's cash on hand, gift from a relative, or even from the employer.

 Here are some of the program highlights:

- Up to 97% financing

- No prior credit history is required

- No minimum contribution from the buyer’s own funds

- Fixed or adjustable rate loans available with interest-only options

- Loan terms up to 40 years

- Reduced mortgage insurance requirements to help keep payments affordable

 - FHA 203k loan is a loan that allows the buyer to roll in the costs of repairs to rehabilitate the property into the mortgage loan. The formula to do so is quite simple. The bank takes the "as is" market value of the property and adds the costs of repairs to the loan. Upon closing, the repair work is completed and the buyer can take possession of the property.

• The minimum amount of repairs required to utilize an FHA 203k loan is $5,000 and the maximum is $35,000. However, this is not considered a second mortgage or home equity or improvement loan. This portion of the loan is added on to the primary note.
  
  

  These are just some ....of the MANY terrific loan programs available.  

  
  

  Contact me for further information, with interest rates so low and inventory high, it at all possible for you.... 

  NOW is the TIME to BUY!

262-893-5555 Office/Cell

(888) 872-0526 

Direct Fax

 
Proudly Serving Southcentral and Southeastern Wisconsin with Referrals from my Clients
 
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"HELPING YOU MOVE IN THE RIGHT DIRECTION"

Insider Secrets

Insider Secrets To An Optimal Credit Score

Yesterday we explained  the Basics of CREDIT scoring.  As a continuation, today we will address how you should prepare to apply for credit (like a home mortgage) understand that it is significantly better to have your best possible credit profile BEFORE applying. Working to improve your score during the mortgage process can be done, but there are two problems. One, time to clear up items can become an obstacle when compared the time you are anticipating a closing. And two, lower scores upfront can give an underwriter an additional reason to be uncomfortable with a file. “Sooner, rather than later” should be the mantra of credit score improvements. Here are some tested ways to do it:

Credit Cards – Revolving Debt proportions

Look on the credit report for revolving debt (not installment loans, or “open” accounts)

As a general rule of thumb, the balance should be no more than 30% of the credit limit. So, if it’s more than that, have you should make every attempt to pay it down.

If there are many revolving accounts with high balances, you will most probably need to pay down most or all of them for the best score.

If there is nothing derogatory on the credit report, just high balances on revolving debt, you can often improve the score significantly. But, if there are many derogatory items on the credit report, paying down revolving debt may not help the score very much.

Many lender have software programs that can quickly determining for you which (if any) revolving accounts need to be paid down, and to what balance.

Collections/Judgments:

Paying off or satisfying such a derogatory account does not normally improve the score because the derogatory account still exists, and so still hurts the score. In fact, paying off an old collection may even make the score drop.

However, for collections, the borrower can ask for the account to be completely removed or deleted. If you have not yet paid the collection, you can use that as a bargaining chip.

If there are many collection accounts, removing just 1 or 2 may not do much good. You always need to look at the overall credit picture.

Charge-off accounts behave a little differently than collections. You can sometimes gain points by paying those off.

Your lender likely has a What-if Simulator to experimentally see what affect removing an account has on the score.

Late Dates

When you look at the overall credit report and you see LOTS of late dates, especially ones from within the last year, there is not much you can do to help the score…those lates simply need to drift into the past.

However, if you just see 1 recent late date on 1 account, and just 1 other recent late date on another account, you should call those creditors and ask…beg…for those single late dates to be removed as a courtesy. It may also be that the late dates were a mistake, but don’t push the creditor to admit to making an error. Just ask them to remove it as a courtesy since you have an otherwise perfect payment history with that creditor.

Your lender can use the What-if-Simulator to experimentally see what affect removing a late date has on the score.

Authorized User Accounts-removing or adding

Piggybacking on someone else’s account can help or hurt your score.

If that account has recent late dates, you can most probably improve the score by having the actual account holder remove you as a user.

If the account is a revolving credit card and it’s “maxed out,” you might also improve the score by removing it, but only if you will still have other revolving credit cards on your report.

What about adding someone as an authorized user to a credit card? This may help, but the better course of action is to get the actual card holder to make it a joint account with you. This guarantees that the account will show up on the credit report within a month or two. But be careful…the account should have a lot of history, no late dates, high credit limit, and low balance.

Other things to help

Keep old revolving credit cards open…don’t close them.

Regularly check your credit report to catch errors early. You get a free one each year from each bureau. Go to www.annualcreditreport.com. Don’t do all 3 bureaus at the same time…space it out throughout the year.

Learn more about credit from websites like www.myfico.com and to get addresses to write the bureaus.

262-893-5555 Office/Cell

Proudly Serving Southcentral and Southeastern Wisconsin with Referrals from my Clients

Look for properties across Wisconsin on MLS at http://www.lisabear.com

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Fixing Credit Report Errors

There is no question that getting a home loan today is far more difficult than in years past. Gone are the days where anybody that had a pulse could speak with a bank or mortgage company and feel confident they would walk away with a mortgage.

When you are looking to make a home purchase today one of the most important factors that lenders will look at is your credit report. Over the last five years, lenders have been burned badly as the foreclosures and short sales continue to mount across the country.

Checking a credit report for accuracy
With the conservative nature of most lenders it makes it of paramount importance that your credit report is accurate! What most people don’t realize is that almost three out of  every four credit reports has enough errors that could cost someone getting a loan or effecting the interest rate they receive! In many cases the consumer does not find out about the mistakes until it is too late.

Checking your credit report for errors is something every home buyer should do before they purchase a home. By law you are able to get one free credit report a year from the three credit bureaus Equifax, Experian and TransUnion. Everyone should take advantage of this and be checking their credit report diligently.
The lender will use your credit score to determine how great a risk you are and what the likelihood that you will be paying back the loan. The lender will also use your credit score as a basis for giving you a rate on your loan. Those who have the best credit get the best rates. It’s as simple as that.

Credit repair companies
When we are faced with uncertain times in Real Estate and the economy in general there always seems to be people out there who will try to prey on others misfortune. One of the things that becomes commonplace are the companies that advertise how they will fix bad credit. The ads are easy to spot and go something like this… “credit problems?”  “We eliminate bad debt”.

The real truth is that bad credit does not go away by paying a company to remove it. If debt removal were only that easy! What these credit repair companies do is get inaccurate information removed from credit reports. But even they can not get rid of information that is correct no matter how damaging it may be to your financial picture.

Contact the creditor and the credit reporting agencies
So once you have your credit report in hand and find errors that need to be corrected how do you go about fixing them? Most credit repair experts will tell you to contact both the creditor and the credit reporting agency. The Fair Credit Reporting Act requires credit bureaus to make corrections however, it does not require creditors to make corrections.

Credit experts will also tell you that it’s more efficient to order the creditor to fix the incorrect information it is sending to the credit bureaus, and at the same time tell the credit bureau to update the credit report with the right information. Any correspondence you have with the credit bureaus about fixing your credit report should be done in writing by certified mail. The Fair Credit Reporting Act also requires the credit bureaus act within 30 days of receiving your request.

You should send a separate letter to each agency where a mistake is found. Make sure that you explain the situation in detail and include a copy of the credit report with the faulty information highlighted. When writing the letter make certain to list the creditors name and account number for which the incorrect data appears. It also makes sense to follow the letters up with a phone call. You want to make sure you keep meticulous notes to who you are speaking with and how the conversation goes.

Get a universal data form (UDF)
When you speak with the creditor you are going to want to get a copy of the UDF, or universal data form. This is a document that your creditor sends to the credit bureaus to update your report. The document tells the credit bureau what sort of change is being made such as a payment history change, a balance update, deletion because of an error, an update of current status, or some other reason.

If the creditor will not send a UDF, ask for a letter confirming that the creditor notified the credit bureau of the inaccuracy and asked for a correction.

All these steps become important should you not be able to get your credit report cleaned up and need to file a lawsuit.

Some of the more common credit report errors include the following:
 
Collections: The credit report should not show any collection or charge offs longer than seven years old.
Late payments: There should also be no late payments that are over seven years old on the report as well.
Payment records: All paid in full loans should or loans settled for less than the amount due should show a zero balance. Sometimes these do not get updated on the reports.
Original dates: Length of your credit history accounts for 15% of your credit score. The date you opened your account should be accurate. You should report the date being inaccurate if a credit card company is merged or acquired or if a credit card is lost or stolen.
Available credit: Credit reports and credit card statements should match on the available credit you have. It is always good to keep your available credit under 50%. Debt accounts for 30% of your credit score.
Mysterious accounts: All of the accounts on your report should be accurate. If your identity is stolen you are bound to find accounts on your report that should not exist. You should call the creditor right away to check the social security number and name with the one shown for the incorrect amount.
Types of accounts: Sometimes accounts are not categorized properly. For example a home equity line of credit should be listed as a 2nd mortgage not just a line of credit.
Closing a credit card: Most people do not realize that closing a card can decrease a credit score. This occurs because it shrinks your available credit which also reduces the credit utilization ratio. The credit utilization ratio is a factor in your credit score.
Reason codes: You should take a look also at the reason codes which detail why your score is what it is. These codes explain what factors played into the credit score and what can be done to make them better.
There is no question that keeping on top of your credit score become important for all types of loans and even possibly getting rental housing. Keeping up to speed with your credit report and fixing any errors is well worth the effort.
 

Courtesy of  Lisa Bear  RE/MAX Realty Center

262-893-5555 Office/Cell
888-893-5534 Direct Fax

 
Proudly Serving Southcentral and Southeastern Wisconsin with Referrals from my Clients
 
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If you or anyone you know is looking to buy or sell.... I'd love the REFERRAL!!

"HELPING YOU MOVE IN THE RIGHT DIRECTION"

Article compliments of Bill Gassett