Uncategorized March 1, 2012

HUD Mortgage Cost Increases – Effective April 2012

Unfortunately the mortgage market continues to get harder and more expensive. Below is an explanation of the moves HUD is making on FHA insured loans starting in April. The impact isn’t huge, but it’s a negative impact none – the – less and will make purchasing a home using FHA financing more expensive.  Stay informed and on top of the changes:

Rising Mortgage CostsHUD Increases Costs – Effective April

In a move to increase their financial standing (and to get the FHA back into required capital requirements), on Monday, HUD announced their anticipated increases in the premiums they charge borrowers. Simply stated, the cost of borrowing is going up.

FHA loans, by design, are more liberal in their underwriting guidelines than most conventional loan products (in terms of credit, income ratios, required investment from the borrower, and maximum loan amount). HUD is not a lender. Rather, it is a federally-insured insurance company. They insure lenders against default on loans underwritten in compliance with their published guidelines. It is because of this insurance that lenders approve and close loans with more liberal guidelines.

As an insurance company, HUD charges two types of premiums on the FHA mortgages:

The UFMIP (Up Front Mortgage Insurance Premium) will be raised effective April 1, 2012 from its current 1% to 1.75%. One advantage to the UFMIP is the fact that it is typically built into the loan amount and does not require additional cash outlay at closing. However, the increase in loan amount does impact monthly payment and cash flow.

The MMIP (Monthly Mortgage Insurance Premium) will be raised 10 basis points on April 1, 2012 to cover the requirements of the payroll tax extension approved last year. This is a direct increase of 10 basis points in the borrower’s mortgage payment, and has the effect of a 10 basis point increase in interest rates. As a kicker, loans over $625,000 will be bumped 35 basis points from today’s levels effective June 1, 2012. This bump is substantial, as you can see in the chart below.

HUD Costs Chart

For a larger version, follow this link:  HUD Costs Chart.

On a loan amount of $300,000, we are seeing an increased payment of $36.41, which doesn’t sound too bad. However, we know that home buyers buy homes comparing what their monthly payment will be after they close. This hike in payment is equivalent to borrowing an additional $7000. Starting next month, it’s as if the home became $7000 more expensive. What is the result? Buyers are going to have to pay more OR they’re going to have to offer less to the seller (to maintain the same mortgage payment they were comfortable with today). A $7000 lower offer is like another 2.5% decline of home prices. Not good for anyone.

Advice:

Sellers, price correctly and get into contract in March.

Buyers, today is the cheapest mortgage you are likely to see in your lifetime (all things considered)! Get off the fence and buy NOW!

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P.S. – Rumors are strong that FHA is looking to reduce the allowable sellers’ concession from 6% to 3% in April as well. This move will have a huge impact on how much cash will be needed to buy (especially in places like NY with the NYS Mortgage Tax). Hurry—get in the game!

Troy Clute
Mountain West Bank
WK 509-944-4083
Cell 509-994-4607
Fax 509-944-4090
NMLS # 337416
www.mountainwestbank.com/lo/tclute

Uncategorized February 16, 2012

Mortgage World’s take on things …

I like to provide unbiased info for folks, so you’ll find I occasionally plunk down some good blogs or articles from other professionals who deal with the real estate world.

 

From Troy Clute, Mtn. West Bank, Spokane:
02/16/12

 

Typically Conventional rates are lower than FHA / VA rates, but for some time now FHA and VA rates have been lower than Conventional rates and here is more proof of that.  Rates are certainly still great and even with an increase in the monthly Mortgage Insurance, payments and affordability are very low.  Couple this with the home prices we are seeing and it continues to be a great time to buy for First Time Buyers, Move up Buyers and Investors.

 

Did you know Mountain West Bank has a 15% down Investor loan available?

 

To your success in 2012.

 

Two Things You May Have Missed 

Before the end of the year, Congress and the President agreed to extend the payroll tax cut. In that bill, there were two items of interest for those involved in real estate.

1.) The hike in the Guarantee Fees charged by the GSEs Fannie Mae and Freddie Mac.

The 10 basis point increase in the fees has translated to a .375% to .5% increase in mortgage rates for conventional loans. Many customers who started their loans a couple of months ago are being “surprised” with higher than expected rates. Heck, everything you read in the papers says rates are at historic lows and will likely stay there through 2014. Many consumers feel as if their lender is being unscrupulous. However, your lender has fallen victim to the increase in Guarantee Fees and how the secondary market is passing on the cost. What looks like possible lender greed is just a passing on of the increased expense imposed by the government. Sadly, the increased revenue isn’t even being used to help aid an ailing Fannie Mae or Freddie Mac. It is being turned over to the US Treasury to cover the temporary extension of the payroll tax cut.

2.) Permission for HUD to increase the insurance premiums they charge on FHA loans.

If you remember, HUD charges two insurance premiums – a monthly one and an up-front one that is usually added into the loan. Most recently, they reduced the up-front mortgage insurance premium (UFMIP) and dramatically raised the monthly fee (MMIP). It is widely anticipated that, maybe as soon as April, we will see a hike in the UFMIP with no adjustment to the MMIP. While this will help shore up the reserves in the insurance fund, it will simultaneously make buying a home more expensive. No one knows the effective date or amount of the increase. Buyers should look to buy before the increase in fees.

We always hear how our government officials tuck away things in their bills. In this case, while the headlines during the holidays praised Washington for preserving the payroll tax cut, they may have hurt us more in the long run.

Troy Clute
Mountain West Bank
WK  509-944-4083
Cell 509-994-4607
Fax 509-944-4090
NMLS # 337416