Colorado | Home Loan | Mortgage | Refinance

Archive for October, 2009

By all accounts, reverse home mortgage growth is set to explode. Baby boomers are reaching retirement and, for most, home equity makes up the largest part of their nest egg. Reverse mortgages will be the tools that many of these retirees will use to tap into this nest egg for retirement living expenses. The number of new HUD Home Equity Conversion Mortgages (HECM) already has increased more than percent in the first nine months of 2006 over the same period one year ago.

But along with reverse home mortgage growth come increased opportunities for fraud and scams. Reverse mortgages are different from traditional mortgages in ways that make them attractive vehicles for scam artists:

reverse mortgages are products specifically designed for and targeted to senior citizens, the population group most vulnerable to fraud;

scam artists know that a reverse mortgages provide the senior homeowner with relatively easy access to a sizeable pool of cash; and,

reverse mortgages are harder to understand than traditional mortgages making it easier for the scam artist to confuse and take advantage of victims.

In this article we look at some of the tactics scam artists are using and the precautions reverse mortgage borrowers can take to protect themselves.

Scam Tactic One – Downplay Pre-Loan Counseling

An educated borrower is the scam artist’s worst enemy – but it’s up to the borrower to educate themselves and take advantage of counseling and other opportunities to learn about reverse mortgages.

All three major reverse mortgage programs – HUD HECM, Fannie Mae’s Home Keeper and Financial Freedom – require potential borrowers to have counseling with an independent counselor specially trained in reverse mortgages before taking out a loan.

In a recent Detroit-area fraud case, a corrupt lender was able to keep the borrower in the dark about the amount she was eligible to borrow. She thought her loan would be for $61,000 when in fact she was borrowing $103,000. Guess who pocketed the $42,000 difference? A thorough counseling session would have given the homeowner an accurate idea of the true amount she was eligible for. Unfortunately for the victim, the prosecutor in the case says this never happened:

“A counseling meeting explaining the reverse mortgage process was required by Financial Freedom before the loan could be processed. Mr. James allegedly informed Ms. Schultz that he would be able to waive the counseling meeting by just asking a few questions over the phone.”

Precaution: Although counseling by telephone is allowed, it is always best to meet face-to-face with the counselor. If you find that anyone you’re working with in the process suggests that counseling can be done quickly over the phone or otherwise downplays the importance of pre-loan counseling, be highly suspicious.

Scam Tactic Two – Forgery

Forgery is a key part of many scams. In the Detroit case cited above, the lender requested the title company to prepare two checks payable to the homeowner: one for $61,000 which the homeowner received and a second one for $42,000 which the corrupt lender endorsed with a forged signature and deposited into his own account.

In one California case, two con artists – one working as a financial advisor the other a handyman – convinced an elderly homeowner to take out a reverse mortgage to pay for home repairs. The financial advisor opened an account for the proceeds of the loan and forged the victim’s name to gain access to funds.

Another California case reported in the Santa Cruz Sentinel shows how dangerous it can be to sign “unfinished” documents:

Mrs. Sally Scott is 66 years old. While she receives Social Security and pension checks, she still can’t make ends meet. She saw an ad for a “reverse” mortgage – a loan that allows seniors age 62 or older to receive cash by borrowing against their homes and does not require repayment as long as they live there. Seeking a little financial cushion, she spoke to a mortgage broker about a $10,000 reverse mortgage.

When she received the loan papers, she noticed that the loan amount was $200,000. The broker promised that he’d change the figure, but insisted that she sign the paperwork first. Trusting the broker, Mrs. Scott signed.

A week later, she received a check for $200,000. She immediately notified the broker, who apologized for the mistake and instructed her to wire the money back. As it turned out, the account that Mrs. Scott returned the money to belonged to the broker. He disappeared, leaving her with a mortgage in default and no way to repay the loan.

Precaution: Never sign documents with blanks to be filled in or corrections to be made later. Carefully protect access to your checking and other accounts. Review and reconcile checking account and loan statements regularly. If you find something awry, contact your financial institution immediately.

In the Detroit case cited above, the victim caught on to the scam when she received a loan statement indicating the balance of her reverse mortgage (including interest) totaled $131,000.

Also, take advantage of the free credit reports available to you under federal law. Reviewing your credit report each year is also a good way to catch unauthorized financial activities under your name.

Scam Tactic Three – Charging for Free Reverse Mortgage Information

The complexity of reverse mortgages means that it is natural for borrowers to seek assistance and guidance to help them understand the loan process, find a lender or, generally, better understand what they are getting into. Some scammers have seized on this to offer – for a fee – reverse mortgage information and services that are available to consumers at no charge.

For example, some senior homeowners have been contacted by firms offering to assist them in finding a reverse mortgage lender, in exchange for a percentage of the loan. This type of arrangement should always be avoided. According to HUD’s website:

HUD does NOT recommend using an estate planning service, or any service that charges a fee just for referring a borrower to a lender! HUD provides this information without cost, and HUD-approved housing counseling agencies are available for free, or at minimal cost, to provide information, counseling, and free referral to a list of HUD-approved lenders. Call 1-800-569-4287, toll-free, for the name and location of a HUD-approved housing counseling agency near you.

Precaution: Walk away from anyone who offers to find a reverse mortgage lender for a fee. Use the internet to find free information about reverse mortgages or, read one of the several excellent books that have been published in recent years.

If you feel you have need for a professional financial planner to assess your overall situation – including the reverse mortgage decision – find a certified financial planner (CFP) who works on a fee-only basis and who is knowledgeable of reverse mortgages (many aren’t).

Scam Tactic Four – Posing as a Government or Non-Profit Representative

The most popular form of reverse mortgage – the Home Equity Conversion Mortgage (HECM) – is an official program of the U.S. Department of Housing and Urban Development (HUD). However, neither the HECM program nor other reverse mortgage programs are marketed directly to senior homeowners by government employees.

Unscrupulous reverse mortgage salesmen have been known to represent themselves to elderly homeowners as government representatives or volunteers for non-profit organizations.

Precaution: Be sure you know who you are dealing with and what organization they represent. Do not be timid about asking for information such as their home office location and phone number. Use resources like HUD and the National Reverse Mortgage Lenders Association (NRMLA) to check out the company.

Scam Tactic Five – Bundling Things with Reverse Mortgage Financing

Smart consumers know that the best way to shop for a car is to separate the parts of the transaction – purchase, financing and trade-in – from each another. With a bundled transaction, it’s easy for the consumer to be befuddled and not understand the true cost of the overall deal. What appears to be a “great price” on the car may mask exorbitant finance charges or a low trade-in value.

Similarly, a common tactic of scam artists is to bundle reverse mortgage financing with something else such as home improvements, annuities, risky investments, living trusts or other estate planning products.

In one Seattle-area case, elderly consumers were told that living trusts must be purchased in order to obtain a reverse mortgage. In another case, seniors were encouraged to take out a reverse mortgage and use the proceeds to “invest” in truck-mounted billboards.

Frequently, two or more scammers work as a team. For example, in the California case cited earlier, an unscrupulous financial advisor steered the homeowner to a home repair contractor who was party to the scam and who grossly overcharged the victim for repair work.

If you find yourself dealing with someone who attempts to bundle a reverse mortgage with another product or service or steer you to a particular contractor/lender, be highly suspicious. If you feel at all uncomfortable or that the person is using high-pressure sales tactics, walk away.

Precaution: When home improvements or estate planning services are needed, shop for the best deal. It’s best for you to find what you’re looking for rather than them finding you. Homeowners should avoid doing business with anyone who comes uninvited to the door, makes an unsolicited phone call or whose name is found randomly on a flier.

When you’ve found the best deal, then weigh your financing options – including a reverse mortgage. Keeping these decisions separate will protect you from possible fraud and help ensure you get the most for your money.

Tim Paul is a financial management executive with more than 25 years experience. His websites focus on personal finance issues including 401k Planning and college savings through credit cards: 529 Reward Credit Cards

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Do 1.25% interest rates really exist? Neg am mortgages calculate several mortgagerates. One is called the payment rate the other is the actual interest rate. Fortunately, the payment rate is capped at 7.5% of the previous payment. The true interest rate is calculated as simply the index plus the margin without periodic caps. When the interest rate resets to a higher rate with a negative amortization Adjustable Rate Mortgage (ARM), the mortgage payment doesn’t change. Instead, the additional interest expense is added to the loan balance.

Homeowners are given a choice of which rate to pay, which is why negative amortization loans are also referred to as “payment option” loans and option ARMs. Cost of Funds Index (COFI), Cost of Savings Index (COSI), and Monthly Treasury Average (MTA or MAT) are all examples of Alt-A negative amortization loans. The Mortgage Bankers Association of America (MBA) says alt-A loans’ share rose from 8% to 11%. Why? Because of the flexibility these loans offer, not to mention affordability for a home purchase loan or if you want to cash out on your home equity with a mortgage refinance.

Another affordable loan option is the interest only loan. With an interest-only loan, you pay only the interest on the mortgage in monthly payments for a fixed term. After the end of that term, usually five to seven years, you must refinance, pay the balance in a lump sum, or start paying off the principal, which increases your monthly payments substantially. Like neg am loans, interest-only loans are option ARMs because borrowers have the option of paying only the interest or paying principal and interest.

Negative amortization and interest-only loans can be useful if you are primarily concerned with cash flow instead of building equity. If you only pay the payment rate, the overall monthly mortgage payment might be lower than a typical 30-year, amortization loan. If you’re a short-term borrower who plans to refinance or sell the home within a period of a few years or if you have unsteady sources of income or too little documented income to qualify for a traditional loan, you may want to consider a neg am loan or an interest only home loan.

Maria is a respected published writer from San Diego California. She has written hundreds of mortgage finance articles online for BD Nationwide. You can read more of her loan articles at BD Nationwide Home Equity Loans and get more information about debt consolidation & Negative Amortization Loans. If you are curious about the pros and cons of the 1.25% interest rate loans from visit the loan department for Neg Am Option Mortgage Loans.

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Interest only mortgages are a relatively new phenomenon in the re-financing industry as well as the home buying industry. While the appeal of an interest only mortgage is typically a greater monthly cash flow, this increased cash flow can come with a hefty price tag. In exchange for more cash flow each month, the homeowner may be sacrificing the ability to obtain a fixed rate mortgage as well as the ability to build equity. This article will further examine these features to provide the reader with more information on the subject of interest only mortgages.

Greater Monthly Cash Flow

The one main advantage for many homeowners in an interest only mortgage is the ability to increase monthly cash flow. Homeowners who re-finance by utilizing an interest only mortgage will likely have more money available each month because they will only be paying interest on their mortgage initially. The reduction of the principal payment can make it easier for the homeowner to either afford a larger house or have the ability to live more extravagantly on their budget. However, there is often a significant price to pay for these types of re-financing options.

While interest only loans may not be ideal, they can be beneficial in the situation where the homeowner is having a great deal fulfilling his monthly obligations. In this case, the homeowner may be willing to sacrifice an overall financial loss for the ability to continue to pay monthly bills in a timely fashion.

Unknown Risks of an ARM

Interest only re-finance loans are typically offered with an adjustable rate mortgage (ARM) this means the interest rate is not fixed and may fluctuate with the rise and fall of the prime index. This risk can be quite costly for the homeowner if the interest rate rises significantly. There is usually a cap placed on the amount, in terms of percentage, the interest rate can rise in a certain period but this can still be a very costly mistake for the homeowners.

An ARM re-finance option with an interest only component may be worthwhile in some situations. For example if the homeowner has a hybrid mortgage which features a fixed interest rate during the interest only portion and an ARM during the principal and interest portion of the loan they might benefit from this situation if they do not plan to stay in the home for longer than the interest only period. This period may vary depending on the lender and the circumstances. Homeowners who plan to sell the house before the interest only period ends and the ARM period begins enjoy the benefits of lower monthly payments and the security of fixed interest rates before they ever have to worry about repaying the principal or dealing with the varying interest rates.

No Equity in the Home

Another disadvantage to the interest only re-finance loans is they do not allow the homeowner to build equity in the home during the initial period where only the interest on the loan is repaid. This can be a problem for homeowners who are looking to profit through the sale of their home. These homeowners may find the participation in an interest only re-finance has had a damaging effect on the profit they are able to generate from the resale of their home.

How much your home property insurance coverage will cost is not the only thing to consider when you’re shopping for insurance.

You need to purchase the right type of home property insurance. You need to identify the proper level of protection your home property insurance can provide. You need to know if there are special provisions included in your home property insurance. These special provisions will provide coverage for your valuables like jewelry, computer, and other personal belongings. In addition, you might also need additional coverage in your home property insurance against such catastrophes as earthquakes, floods, windstorms, fires, and the like.

Home Property Insurance and Mortgage

Most lending institutions require home property insurance before approving your mortgage application. Lenders will use this as a legal underwriting and guaranty.

Home property insurance has several basic policy types. Below are a few of these home property insurance policies.

HO-1 Home Property Insurance Policy

This type of home property insurance policy provides protection for homeowners. The coverage offered by an HO-1home property insurance policy includes the house and possessions against 11 different perils.

HO-2 Home Property Insurance Policy

HO-2 home property insurance policy is also known as broad homeowners’ policy. This type of home property insurance policy covers the house and its contents against 17 perils. HO-2 home property insurance policy has premium running about 5 per cent to 10 per cent more than an HO-1 policy.

HO-3 Home Property Insurance Policy

Also called special homeowners home property insurance policy, HO-3 home property insurance policy covers all perils except those that were specifically excluded in the contract. The cost for an HO-3 home property insurance policy is 10 per cent to 15 per cent more than an HO-1 policy.

HO-4 Home Property Insurance Policy

This type of home property insurance policy is specifically targeted to rental property owners. Covering 17 stated perils, HO-4 home property insurance policy includes liability coverage but does not insure the dwelling itself.

HO-5 Home Property Insurance Policy

This type of home property insurance policy covers practically all damages except those caused by earthquakes, wars, and floods. HO-5 home property insurance policy is also known as extensive homeowners’ policy.

HO-6 Home Property Insurance Policy

HO-6 home property insurance policy is for owners of co-ops or condominiums. This type of home property insurance policy provides coverage against perils state in the HO-1 policy. The only difference is that HO-6 home property policy only pays for repair costs or actual cash value. Replacement cost may be covered also but it will make the policy costly.

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“Home Property Insurance” – 30 ( 7.0%)

No matter where you look, there is always a credit card company that is offering reward programs with their credit cards. New ones pop up all the time, making it sound too good to turn down. Even though they may sound great, you may wonder if the rewards are truly worth it. In some cases they are, although in others they may not be quite as good as you would like.

Although having more than one reward card is something many people instantly think about, you should always keep in mind that not all of them are worth having. Even though using your credit card is always good, you can sometimes end up paying quite a bit if you don’t pay attention to what you are buying. When it comes down to credit card reward cards, you should use caution – with a dash of common sense.

Any reward cards that come with high interest rates should always be avoided. With most reward cards, you’ll find that they include higher rates of interest than standard cards. This higher interest rate can quickly and easily offset any type of reward. To be on the safe side, you should always look at the interest rates and determine if the reward is indeed worth it. If you pay off your entire balance at the end of every month – then this won’t be a concern at all for you.

You should also keep your eyes peeled for reward cards that offer a high annual fee. These cards can be very tough to keep a grasp of, and they can also interfere with any type of reward you may think your getting. If you look at the fine print before you get choose your reward credit card, you can help to eliminate problems.

Cash back is a type of reward card that is becoming very popular. A lot of the top credit card companies and banks offer cash back programs that are normally around 1% for every purchase that you make. Before you rush out and get a reward card, you should always make sure that you read the fine print and see if there is a maximum limit on the card.

Another type of popular reward credit card is the type that give you points for every purchase you make using that card. Once you have accumulated enough points, you can redeem them for items and other cool things. Some cards will have limits as to how many points you can receive, which again makes it your best interest to shop around.

There are also credit cards with frequent flyer miles, which have been around the longest. Some cards will base their rewards on points, while some choose to use actual miles. For every dollar you spend using your frequent flyer credit card, you’ll receive either a point or a mile. Once you get enough accumulated, you can redeem them. Most frequent flyer rewards take about 25,000 points or miles in order to redeem them, which can make it nearly impossible for some to reap the benefits of using the card.

No matter where you look, finding the right credit card reward card can take some time and effort. You may have no problems finding the card to fit your needs, and if you do, you should consider yourself lucky. Before you choose your card however – you should always take the necessary time to read the fine print and compare what each unique company has to offer you.

Can bankruptcy stop foreclosure? The general answer to this is yes it can. Filing Chapter 13 bankruptcy can stop creditors from trying to collect any money from you. This includes foreclosure proceedings. But you have to make sure you do it right and keep up with your bankruptcy payments.

Banks are not in the real estate business – they do not want your home. Because of the large number of potential foreclosures right now, banks are doing everything that they can to keep a house out of foreclosure. If you are only a couple of months behind on your mortgage payments, talk to your lender immediately to try and work out a plan before any action is taken. Once your mortgage becomes more than 90 days past due, it is harder for a traditional lender to work out a solution for you.

If your mortgage is further past-due than this, and foreclosure proceedings have been started, there are still other options besides bankruptcy. After talking to a professional, if you feel that bankruptcy is your only option, go about it with a clear conscience. A lot of times people don’t file because they feel it is wrong. But if you want to keep your house bankruptcy can stop foreclosure.

How can bankruptcy stop foreclosure? When you file you are telling the courts that you are willing to work out a payment plan to pay off the arrears of your mortgage. This can also work for an automobile that is in danger of being repossessed or has been repossessed. Chapter 13 allows you the opportunity and the time to get back on track. Basically you will be making payments to the court to pay off the arrears separate from your mortgage payments. The payments to the court are stretched over five years normally, so the monthly amount is usually manageable.

Don’t wait until the last minute and lose your house. Contact a lawyer for more information. Keep the lines of communication open with your lender. You may be surprised how anxious they are to work things out.

At Real Estate – In The Know, we can direct you to more information about how can bankruptcy stop foreclosure. Get In The Know now about how to stop foreclosure, refinancing, different mortgage types and other real estate information. The Know

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Home equity loan is a type of secured loan. It means that the loan is secured by the borrower’s property. The equity is the value of your home that the borrower owns. In order to determine the equity value of the borrower’s home, the borrower needs to take appraise the home on the current market. Home equity loans are a good way of having fast and easy money. However if you obtain a home equity loan you take the risk of losing your home if you are unable to pay the monthly payments because in home equity loans, you will set your home as collateral.
There are many types of home equity loans; one type of home equity loan is the stated income home equity loan. Stated income home equity loans are the types of home equity loans that means the lender is not going to be validating any income or assets of the borrower of the home equity for them to approve the loan. It may seem hard to believe but most home equity lenders practice this a lot. Home equity lenders implement stated income home equity loans to individuals who are borrowers that have outstanding credit ratings. Stated income home equity loan is a great choice for borrowers who are self employed and needs to have a home equity loan, however, the borrower must have a good credit rating in order to acquire a stated income home equity loan.
In other words stated income home equity loan is a specialty loan the does not validate the income or assets of a borrower with the usual documentations, such as those who are self employed or salaried borrowers. In addition to that, stated income home equity loans are types of loans that allows a borrower with outstanding credit rating to access financing without the usual documentations. There are also some stated income home equity loan programs that allow the borrower to finance one hundred percent of the value of their property for refinance or purchase.
The traditional way to qualify for a home equity loan is by calculating the borrower’s debt ratio to be certain that the borrower is within the guidelines. Some borrowers have trouble qualifying for a home equity loan with this way. That is why some home equity lenders are willing to process a home equity loan without inquiring the borrower’s income documentations (like tax refunds, pay stubs, etc.). To compensate for that, the lender uses the invalidated amount of income that is stated in the home equity loan application.
Some home equity lenders oblige the borrower to state a certain amount of dollar assets that will be validated, although, there are also some lenders that offer a “no income no assets” programs that forfeits the need for documentations.