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To PMI or Not to PMI

November 2, 2018 by Kathy Reichle Leave a Comment

Is Private Mortgage Insurance (PMI) necessary? Will it help me buy a house? Is there a way around it? Those are the questions.

Actually, they probably constitute only the tip of the mortgage iceberg if you’re buying your first home. But squaring away the PMI query is an important effort that will help you zero in on the right loan for you and better understand your monthly commitment as a homeowner. Let’s tackle those questions.

So, what is PMI anyway?

Call it an insurance policy that protects your lender against the possibility that you could default on your loan. “One of the risk measures that lenders use in underwriting a mortgage is the mortgage’s loan-to-value (LTV) ratio,” said Investopedia. “This is a simple calculation made by dividing the amount of the loan by the value of the home. The higher the LTV ratio, the higher the risk profile of the mortgage. Most mortgages with an LTV ratio greater than 80% require that private mortgage insurance (PMI) be paid by the borrower. That’s because a borrower who owns less than 20% of the property’s value is considered to be more likely to default on a loan.”

Why do I need it?

Coming up with 20% for a down payment obviously isn’t easy. “Many first-time homebuyers don’t have that kind of money sitting around,” Randall Yates, founder and president of The Lenders Network, told us. So, PMI can spell the difference between being able to buy a home, and not—even if it costs you a couple hundred dollars a month.

How much will it cost me?

You can expect to pay between $30–70 for every $100,000 that you borrowed to purchase your home every month. Unison’s estimated monthly payments based on the example of a “30-year loan for $250,000 with an interest rate of 4 percent” breaks down as:

• Principal and interest: $1,194
• Property taxes: $100
• Homeowners insurance: $80
• PMI: $125

Do I have to pay PMI no matter what?

Not necessarily. “There are a couple alternatives that may work for some buyers,” said Yates. “If you’re a veteran, you’re in luck because VA loans are the only type of home loan that doesn’t require PMI. A piggy-back mortgage or 80/10/10 is another option some buyers use if they do not have the full 20% down payment. The borrower puts 10% down and gets a second loan for the other half of the down payment. In this scenario, you would have two loans to repay, but you avoid paying PMI. If you’re in a rural area, you could qualify for a USDA loan. USDA loans are a type of government-backed mortgage that does not require a down payment and has a very low PMI rate of just 0.35% of the loan amount.”

Can I ever get rid of PMI?

You can, but it’s not easy. “To remove PMI, or private mortgage insurance, you must have at least 20 percent equity in the home. You may ask the lender to cancel PMI when you have paid down the mortgage balance to 80 percent of the home’s original appraised value,” said Bankrate. “When the balance drops to 78 percent, the mortgage servicer is required to eliminate PMI. Although you can cancel private mortgage insurance, you cannot cancel Federal Housing Administration insurance. You can get rid of FHA insurance by refinancing into a non-FHA-insured loan.”

WRITTEN BY JAYMI NACIRI

Filed Under: Down Payment, Finances, First Time Homeowner, Homeownership, Issaquah Lifestyle Blog, Mortgage Rates, Private Mortgage Insurance Tagged With: Finances, Issaquah Real Estate, Mortgage Rates, Private Mortgage Insurance, Trending Topics

What to Expect When Getting Pre-Approved

September 20, 2018 by Kathy Reichle Leave a Comment

Getting “pre-qualified” today when preparing to buy a home is so 80’s. Getting pre-qualified then meant talking to a loan officer over the phone or in an office and having a conversation about various aspects of your financial life. The loan officer asks about your job, how long you’ve worked there and how much money you make. The loan officer asks about your general credit history, whether it’s excellent, good or maybe needs a little work.

What about other debt? What sort of monthly payments are you obligated to pay each month? The loan officer would then take that information, plug in current market rates (back in 1981 the average 30 year rate hovered around 17%. No, really) and give you an amount you can qualify for. Maybe even the loan officer typed up a prequalification letter you could carry around.

Not anymore. If all you have is a prequalification letter it’s possible your real estate agent will ask that you go back to your loan officer and get pre-approved. The terms do sound somewhat alike but sellers, lenders and real estate agents alike know the difference.

A preapproval ups the qualification game by verifying the conversation you had with your loan officer. Instead of a conversation over the phone, you’ll be asked to submit a completed loan application. The key word here is “complete.” Well, almost. You don’t have a property picked out yet so you’ll leave that part blank. What you can expect to provide is proof of your income instead of a conversation. This means the most recent copies of your pay check stubs. To make sure you’ve been working for at least two years, your W2 statements for the last two years will also be reviewed.

If you’re self-employed, you may not have pay check stubs. Regardless, you’ll need to provide your last two years of income tax returns, both personal and business.

In addition, a year-to-date profit and loss statement should also be prepared. This P&L doesn’t necessarily have to be completed by an accountant or otherwise certified, you can put one together on your own if you want.

Regarding your credit history, you’ll also be asked to sign a Borrower’s Authorization form which allows the lender to pull your credit report and credit scores. You’ll need funds for a down payment and closing costs so copies of recent bank statements must be at the ready.

In short, you need to get your preapproval application to the point where all you need is a property to buy along with a signed sales contract. Now, not only can you shop in confidence, but the sellers and the seller’s real estate agent can put you at the top of the list when considering your offer.

Today, absolutely everyone should be shopping for a home with a solid preapproval letter in hand. There’s no question about it.

Written by: David Reed

Filed Under: A little bit of Trivia, Down Payment, Eastside Real Estate Blog, Finances, First Time Homeowner, Issaquah Real Estate, Larry and Kathy Reichle, Pre Approval, Saving Money, What's Trending Tagged With: Finances, Gettting Pre Approved, Home ownership, Mortgage Rates, Saving Money, Trending Topics

How to Say Goodbye to Renting and Hello to Home Ownership

September 4, 2018 by Kathy Reichle Leave a Comment

 

Becoming a first-time homeowner takes a lot more than a desire to buy a house. It takes a lot of effort on your part to save up a down payment — which is usually a pretty good sized chunk of change — research neighborhoods, get pre-approved for a loan and other steps. Fortunately, it is quite possible to say goodbye to renting and hello to homeownership, especially when homeowners-to-be consider the following tips:

Focus on the Down Payment

In order to leave the land of rent, you are going to need a down payment — plain and simple. While it is common to put down 20 percent, some lenders now allow a much smaller amount, and first-time home buyer programs may go as low as 3 percent. While a smaller down payment may sound enticing, a 5 percent down payment on a $200K home is still $10,000 — not exactly a small sum. If saving money does not come naturally for you, don’t worry. With some relatively minor lifestyle changes you can speed up the down payment savings process. Come up with a savings plan to determine how much you need to set aside every week or month and then find ways to “find” that money in your budget. Using the $10,000 example from before, if you are determined to buy a home in two years, you’ll have to come up with about $415 a month to stash into your down payment account. Take a close look at your monthly bills and determine what you can pare down or eliminate — maybe you are paying $75 a month for a gym membership you rarely use, or you pay $40 extra for premium satellite channels that no one watches. These services can be cancelled and the money can go directly into your savings account. Eat out less, have Starbucks twice a week instead of every day and if you need to, consider a side hustle on the weekends to reach this magical monthly amount of $415.

Avoid Identity Theft

Unfortunately, the chances of becoming a victim of identity theft increase when you are buying and moving into a new home. The stacks of documents that are part of buying a home and that are filled with your personal information may accidentally fall into the wrong hands, and once you move, mail may not be routed correctly and thieves may steal your mail and your identity from your old mailbox. Prevent this situation from happening by purchasing an identity theft protection program; find a trusted companythat will help safeguard your personal data. In addition to letting you know when a bank pulls your credit report and asking if you have authorized this inquiry, certain services will monitor your financial activity and alert you if anything is amiss.

Check Your Credit Report

When you start the pre-approval process for a loan and then move on to the Big Kahuna of applying for an actual mortgage, your credit report will be pulled numerous times. Your credit score will then be used to determine if you are approved for a loan, and what type of interest rate you will get. Please do not wait until you have the down payment saved and you are champing at the bit to go look at houses to check your FICO score — check your credit as early in the process as you can. If you have a credit card that has been issued through your bank, give them a call and see if they can run your report for you for free; in the cases of some credit cards, they also offer a free monthly FICO score check. Read through the report and check for any errors; this includes credit lines you never opened and delinquent payments that you know were made on time. Dispute any mistakes that you find and look for ways to boost your credit score, like paying down credit card bills and setting up automatic bill pay so you are never late with your payments.

Filed Under: Down Payment, Education, Finances, First Time Homeowner, Homeownership, Identity Theft, Investing in Real Estate, Issaquah Lifestyle Blog, Issaquah Real Estate, Larry and Kathy Reichle Tagged With: Finances, Home ownership, Home Trends, Trending Topics

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Larry & Kathy Reichle

371 NE Gilman Blvd. #160
Issaquah, WA 98027

Phone: 206-999-1690

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Eastside Real Estate Blog

The Cost Of Purchasing A Home In The U.S. Increased 55% Last Year. But It’s Still A Great Time To Buy A House For These Five Reasons

I’ve always been all-in on homeownership. Yet, for the first time in two decades … Read More

New Listings Signal Hope Is On The Horizon For Home Buyers

At the midpoint of April, housing markets are reflecting a changing landscape, … Read More

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