first time home buyer – owner loan

August 31, 2009

Which First Time Home Buyer Programs Are Right for You?

Filed under: Real Estate — Tags: , , , , , , , , , , , , , , — admin @ 3:40 pm
Jeff Ragan asked:


So, you want to buy a home. I congratulate you. Now, you need to know what first time home buyer programs are right for you. Where do we begin?

Let’s get down to the basics. First you want to have your credit file in order. By this I mean, no collections or late payments in the last 2 years.

Assuming this is the case, you can begin shopping around for some first time home buyer programs. There are plenty out there. But, for the sake of time and space in this article, I’m going to share with you two options. FHA and VA.

Once you get a feel for these two programs, you will have the knowledge to talk the talk and walk the walk. There are others programs however.

FHA FIRST TIME HOME BUYER PROGRAMS

Now, hands down the FHA is one of the best first time home buyer programs. Why? It has relaxed credit standards over the conventional loan and also has a low down payment feature.

First let’s talk about the credit requirements. In the past FHA would let you buy a home without any credit score at all. Now they seem to be requesting a score around 620. This is still lower than a conventional loan which requires 700 and above.

A credit file is not all that hard to build if you do not have one. Talk with a large national lender about this. Look for a loan officer that has years of experience with FHA home loans. He/she can give you some ideas.

When it comes to a down payment, FHA since 1934 has offered this 3% low down payment option. This makes it possible for you, the first time home buyer to get into a home with very little money.

In fact, the down payment can even be a gift from a relative or charity. I’ve written other articles about down payment assistance, which are awesome when you see how they work. You can in effect buy a house with no money down.

FHA loans do have MIP or a mortgage insurance premium of 1.75% of the loan amount. You have to pay this up front at the loan closing. This amount is added onto your original mortgage amount. So it increases your payment by about .55% of the loan amount until you pay off the mortgage.

If you ever go to sell a house that has FHA mortgage insurance on it, or pay off the loan early you may be entitled to a refund of this insurance premium. Check with your lender about this.

VA FIRST TIME HOME BUYER PROGRAMS

Now the VA loan program is even better. However, you must be a veteran to take advantage of these first time home buyer programs.

When it comes to credit, the VA loan works much the same way as the FHA home loan. So I’m not going to spend much time on this. VA loans may allow a little bit lower credit score.

With the VA home loan, the down payment and MIP is a horse of a different color.

VA loans require NO DOWN PAYMENT. Yes they are 100% financing. Again this is a benefit for veterans only.

The mortgage insurance premium is another reason the VA loan is for first time home buyers. They do not have any MIP to be paid. HUD guarantees the loan 100%. However, there is a VA Funding fee which could range from 0-3% of the loan amount. If the veteran is injured in combat and can have this documented by the VA, then it is 0% funding fee.

So unlike the FHA loan which your loan amount and payment increases slightly, with a VA loan the payment amount does not increase, but the loan amount may increase because of the funding fee.

This is the best loan option if you ask me.

Let me tell you a brief story about a VA loan I did several years ago. There was this really nice couple with one child that wanted to buy a home.

They came to me for a mortgage. After talking with them I learned he was a veteran. When I discussed the benefits of a VA loan they got excited.

He was an injured Vet and had the paperwork to prove it. He had been permanently injured in the face because of shrapnel.

So a long story made short, they bought a house for $97,000 with no money down and no VA funding fee. If I recall the maximum out of pocket he put into the deal was less than $600.

Now they are buying a home for less than what they were paying in rent. Again, what VA offers is one of the greatest of all first time home buyer programs.

Explore all your options when looking for a mortgage. Ask questions of your loan officer. Be sure to get your education first, then go looking.



Gina

August 14, 2009

First time Home Buyers Program- A Key to your Own Home-The Federal Government’s Incentive Program

Filed under: Home And Family — Tags: , , , , , , , , , , , , , , — admin @ 11:59 pm
PATRICIA BARDOWELL asked:


The housing crisis has virtually brought the housing market to a standstill. Houses are now worth half the price, they were three years ago. Even with the low prices, the recession was so crippling to the economy, that people still would not buy these homes. Prospective home buyers were also in fear that they may lose their jobs, and would not want to commit themselves based on an uncertain future. Banks have frozen lending, and mortgage funding has all but dried up. Thousands of homes went into foreclosure, and many people filed bankruptcy to save their homes. The crisis is so severe, that many real estate

The Banks and mortgage companies have thousand of unpaid mortgages on their books, and many homes that were foreclosed on, in their inventory, that they either have to sell at a loss, or keep the houses until the value is closer to the balances on the mortgage. Even homeowners find themselves in an upside down position. Their homes are valued much less than their mortgages. The housing crisis is at the heart of the recession, and the near collapse of the banking sector. The government as a part of the stimulus package, tried to help the housing industry by offering help to first time home buyers.

1. Tax credits

 2. Down payments assistance

3. Lower interest rates

In order to speed up the sale of the houses on the market, the government offered $8000 as a tax credit to first time home buyers, who purchased their homes between January 1, 2009 and November 31, 2009. The claim must be made within two years of buying the home. Congress recently extended the program to April 2010, and include current home owners, who have been living in their homes for 5 years and over.

 The second option is a down payment assistance program of 10% of the sales price, for example, $10,000 on a $100,000 house. The government also offers you a loan with lower points, which results in lowering the closing costs or a lowering the monthly mortgage. This program is designed to assist individuals with income of up to $75,000, or couples with joint income of up to $150,000.

A final alternative is a tax rebate on the loan’s interest. Persons who own investment properties can avail themselves of the tax rebate. This can be used to upgrade the property’s value and can be claimed as an income tax deduction.  

 Your real estate agent, and mortgage broker, will guide you through the process, while you search for your dream home.

 

 



Sylvia

August 5, 2009

Free Money In Florida for First Time Home Buyers – Understanding the SHIP Loan Program

Filed under: Loans — Tags: , , , , , , , , , , , , , , — admin @ 1:47 pm
Suzie O’Connor asked:


Understand the S.H.I.P. Loan Program for First Time Home Buyers

While the economy has been tough for the housing market, new homeowners may have had the toughest time. In most parts of the country, the housing supply and reduced prices made purchasing a new home now a good idea. Unfortunately, many lenders also started cracking down on their lending practices. They required higher income levels, increased the interest rates, and started asking for larger down payments. People from lower income backgrounds found it increasingly challenge. In Florida, however, a no money downpayment loan for first time home buyers is making things easier.

Background on the Program

This no money downpayment loan for first time home buyers is available through a program known as S.H.I.P which stands for State Housing Initiative Partnership. The program is available in every county in Florida. Each county receives state funds which they, in turn, use to promote home ownership in their area, particularly among those with the lowest income and the greatest need for financial assistance. However, these government assisted home loans are not just given to everyone. Individuals do need to meet specific requirements.

The Down Payment Assistance Program

Buyers must meet certain qualifications if they are going to receive the no money downpayment loan for time time home buyers. Because the program is for low income families, the household income must not equal more than 120% of the AMI (Area Median Income). Because the AMI varies greatly between Florida counties, this is the most effective way of setting income limits for the program. To prevent buyers from moving into counties where they will be eligible, a one year residency requirement in that county is required as well.

Additionally, buyers are asked to secure the mortgage financing and to complete an education seminar provided free through the S.H.I.P program that educates them on the facts about purchasing a home for the first time. Individuals must also contribute either 1% of the total home?s sale price of $1,000 to the purchase as a sign of commitment to honor this partnership.

The buyer isn?t the only one who must meet specific qualification requirements to receive government assisted home loans. The property must also qualify. Obviously, it must be located in the same county. However, the sale price cannot be higher than $219,000 to qualify. That makes sense because the maximum assistance provided is $35,000. The total amount homeowners will be eligible for depends on their household income. Another requirement is that the combination of the two loans must not be more than 105% of the home?s appraised value ? this rule is to protect the home buyer from paying too much for a property.

Reasons for Refusal

Following May 2008, a few additional requirements were added to the program to ensure the funds were being used to assist the most eligible individuals. The credit score requirement of 620 was added. However, individuals with lower credit scores can be eligible if they do not have any garnishments, past due revolving accounts, a bankruptcy in the last two years, or past due rent within the last 12 months. Applicants with credit scores below 620 are approved at the discretion of the program, and those are just some of the examples which could disqualify a prospective home buyer.

The Benefits of the Program

The no money downpayment loan for first time home buyers is made to the owners at the time of their closing on the property. While called a loan, it doesn?t work as a loan. Instead, they carry a 0% interest rate so the amount needed for the down payment and borrowed will not increase. Additionally, the loan will be completely forgiven if the homeowners are still in it fifteen years later.

Obviously, this has a tremendous positive impact on low-income families who want to purchase their first home but who may find saving up a 10% or down payment to be nearly impossible. After all, a 10% down payment for a $100,000 home would be $10,000 which is a lot of money for anyone to save up.

By forgiving the loan after fifteen years, the program uses these government assisted home loans to encourage people to buy a home, take care of the home, and live in it. After all, purchasing a home is usually a solid investment, even despite the recent slump in the market.

For potential home owners who meet the program?s requirements, it can provide a wonderful opportunity they may not have otherwise had.



Norma

March 17, 2009

It’s a Real Estate Boom for First Time Home Buyers

Filed under: Home And Family — Tags: , , , , , , , , , , , , , , — admin @ 6:45 am
Roy Landers asked:


The subprime mortgage real estate fiasco has created a glut of residential real estate in the real estate market. Foreclosures are on the rise and it doesn’t look like the end is in sight for at least another year. Thousands of home owners are losing their homes because adjustable mortgage rates have adjusted upward and caused increases of monthly mortgage payments so high that the affected home owners just can’t make the payments. It is inevitable, under these circumstances that many homes go into foreclosure and banks have to take them back.

While it is unfortunate that many home owners are losing their homes, the opposite and upside effect is that the real estate market is now a boom for the first time home buyer.

Mortgage interest rates are still low and banks and real estate lending institutions have 30-40 year fixed loans for home buyers. With home values in many areas around the country, such as California, plummeting anywhere from 30-50 percent of what they were a year ago, the market is wide open for buyers who have never owed a home and would like to do so now.

Lending institutions and sellers are very motivated now and are readily lending their ears to home buyers saying “lets make a deal” and deal they will. Here are some of the innovative and sensible ways home buyers can now acquire a home of their own when they are armed with some real estate homebuyer education.

1. Use government grants and loans for down payment assistance.

The federal government in 2003 established the American Dream Down Payment Act. This federal law has allocated $200 Million a year since 2003 to assist with arranging down payments for first time home buyers. This is a good indication of just how serious the government is about helping Americans make the American dream of home ownership come true.

Fannie Mae, one of the many federally supported programs for home buyers has programs such as the MyCommunity Fixed Rate Mortgage. This unique program is ideally suited for the first time home buyer. It provides for low down payment, high loan to value with broad flexibility, including nontraditional credit considerations allowing for the buyer to qualify for the loan. It also has special financial options to serve public servant professions such as teachers, police officers, firefighters and health care workers, and people with disabilities.100% financing is available with 30-40 year fixed rates. Check out the details at http://www.efannie.com.

These funds, in addition to other government funding sources, are made available through federal, state and local government agencies that provide down payment assistance to their citizens on a case by case basis.

Every major city and county has one of these programs. One need only exercise a little initiative and these funds can be acquired. Contact your local housing authority, city managers office or county administration department to find out about them and how to apply.

2. Use non-profit agency down payment assistance

Another little known, but long existing opportunity for first time home buyers to acquire help with down payment assistance is the numerous numbers of non-profit agencies around the country that provide free down payment assistance to home buyers. The Community Reinvestment Act of 1977, enacted by Congress in 1977 and revised in 1995, requires banks located within identified communities to make loans and reinvest the depositors’ deposits within that community.

For decades now and continuing into the future banks have been making huge amounts of funds available to invest in targeted communities. However, the availability of the funds was not publicized in a significant way and many people did not and still do not know about these funds. Many non-profit agencies became aware that they could help in the community revitalization effort by creating a means whereby the banks could channel the funds through various home assistance programs that non-profits created. The non-profits that specialize in this type of program have grown over the years. Some are very large and are nation wide such as the Nehemiah Corporation – www.nehemiahcorp.org.

They get funding from the banks via the Community Reinvestment Act and other funding sources and then provide for down payment assistance and other housing assistance to persons desiring to own a home.

One of the high points of these programs is that the funding is often times not limited to first time home buyers and certainly is not limited to only low income home buyers. This creates yet another source of down payment assistance for the prospective home buyer. Given the numerous avenues of funding to assist in buying a home and the present market swing in favor of home buyers, buyers are now firmly in the driver’s seat.



Kim

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