Archive for August, 2012

FIRST TIME BUYER PROGRAMS-Santa Clara & San Mateo Counties.

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It’s easier than ever for 1st time buyersto to get on the home ownership wagon in Santa Clara and San Mateo Counties.

Official seal of County of Santa Clara

Official seal of County of Santa Clara (Photo credit: Wikipedia)

Each  has a dynamite program which greatly reduces the costs of buying when the buyer has only a small Down Payment (3% for Santa Clara-5% for San Mateo).

In both Counties the program works by providing a very low interest rate Second mortgage for either 17% or 15% of the purchase price. This removes the expensive PMI (Private Mortgage Insurance) with  all it’s costs and bureaucracy.

More information can be found at: www.housingtrustscc.org – for the Santa Clara County MAP Program

www.heartofsmc.org – for the San Mateo HEART Program.

Or drop me an e-mail – bmccord@rwnetwork.com

AND THAT’S NOT ALL.

You can then add the best Federal  Program I know of; The MCC (Mortgage Credit Certificate ) program which provides a substantial IRS Credit. As an example of this it would reduce your Federal Tax Bill by about $240/month on a $400,000 mortgage i.e. $2,880/ year.

NOTE: This is in addition to the normal Tax Relief on Mortgage Interest.

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THE OTHER 10 COMMANDMENTS

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When Applying for a Mortgage Loan
1. Thou shall not change jobs or become self-employed.
2. Thou shall not buy a car, truck or van unless you plan to live in it.
3. Thou shall not use your credit cards or let your payments fall behind.
4. Thou shall not spend the money you have saved for your down payment.
5. Thou shall not buy furniture before you buy your house.
6. Thou shall not originate any new inquiries on your credit report.
7. Thou shall not make any large deposits into your bank account.
8. Thou shall not change bank accounts.
9. Thou shall not co-sign for anyone.
10. Thou shall not purchase anything until after the closing.

FICO REASON SCORES

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Factors contributing to someone's credit score...

Factors contributing to someone’s credit score, for Credit score (United States). (Photo credit: Wikipedia)

Have you ever wondered about the group of numbers following the FICO Score on your Credit Report?

e.g.  FICO Score: 500 38 21 18 05

They are not greatly complicated but are seldom used as they should be. Put simply they are the FICO “Reason Codes” and explain why your score is not higher than it is.

In the above example with the poor 500 score the meanings are:

(38) Serious delinquency and derogatory public record or collection filed. (90+ day late payments AND a public record, or account in Collection)

(21) Amount past due on accounts (current late payments)

(18) Multiple accounts with history of late payments

(05) Too may accounts with balances owed.

These are the 4 most important things related to this individual score and the things that need to be dealt with in order to improve the score.

Remember, they are not the reason your score is so low; they are the reasons it is not better.

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OWNER TO RENTER

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AT LAST, SIGNS OF INTELLIGENT LIFE IN A BANK.

Pilot programs of this kind have been running successfully inside a number of Banks. If implemented more widely this strategy will make a huge positive impact on thousands of families.

CitiMortgage announced the launch of the Home Rental Program, a program designed to provide an alternative to foreclosure and allow eligible borrowers to stay in their homes.
The Home Rental Program will be managed by Carrington Capital Management, LLC and Carrington Mortgage Services, LLC. CitiMortgage and Carrington developed the program as a pilot.
Under the program, the eligible borrower transfers ownership of the property to a vehicle established by Carrington Capital and its joint venture partner, Oaktree Capital Management, L.P. A lease will then be established for the property at a manageable monthly payment.
Lease payments will be determined by local market rates but are expected to be lower than the borrower’s mortgage obligation. Carrington will work with borrowers to establish a length for each lease.
The program will be tested in six of the hardest-hit markets to evaluate its effectiveness: Arizona, California, Texas, Florida, Nevada, and Georgia. Carrington will contact homeowners who meet eligibility requirements.
In order to be eligible for the program, candidates must: Occupy the property; owe more than their home is worth; be delinquent for 120 days; and be unable or ineligible to receive an affordable loan modification while still having the resources to make monthly rent payments. In addition, candidates must have a loan in the pilot portfolio serviced by Carrington.
To implement the program, CitiMortgage has transferred the ownership of loans in its portfolio through the sale of $158 million in mortgages to the Carrington/Oaktree partnership.
“We’re looking forward to working on this important initiative with CitiMortgage and our partner, Oaktree Capital Management,” said Bruce Rose, founder and CEO of Carrington. “Offering alternatives for borrowers looking to stay in their homes and simultaneously relieving their distress is core to the operating principles of our firm and will help substantially in the overall housing market recovery.”

MCC. FREE MONEY FROM THE IRS

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Many States, Counties, and Cities have great programs to help 1st Time home buyers, but few if any are better then the Federal Governments Mortgage Credit Certificate (MCC) program.
This turbo charges the existing TAX DEDUCTION for mortgage interest by allowing 15% of it to be taken as a TAX CREDIT.
Here’s an example:
If you pay mortgage interest of $24,000/year you can take 15% of that ($3,600) and deduct it dollar for dollar from your total tax liability.
To put it simply; if your total tax bill was $20,000 it will be reduced to $16,500. You have now got a tax free pay raise of $250/m.
You can now tell your employer to reduce the amount they take from your paystub so you get the benefit of this right away with an extra $250/month in your pocket.
This program is administered by the Counties, and your Mortgage Broker/Bank, but be aware that not all of them are familiar with it. Be prepared to educate them.

FICO FACTS

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CREDITOR

It’s a common misconception that if a bill is charged-off on your Credit Report it is no longer due. WRONG the Debt is still owed. If the creditor is unsuccessful in getting the account paid, it is written-off their books as a loss. The creditor has now categorized this account as late stage delinquency, and is sold for cents on the dollar to a third party collection agency for them try to collect.

COLLECTION AGENCY

The next step is the collection agency will contact you for payment of the bill. Now you are dealing with the collection agency, which is usually more aggressive than the creditor. They will call you and send you a verification of the bill and frequently stretch the law in trying to get you to pay something.

THE COURTS

If all else fails the Collection Agency may choose to sue you for the amount owed plus penalties. This could result in a Judgment against you.

IMPACT MULTIPLIED BY THREE

This result leaves you with 3 dings against you on your credit report. Each of these will have severe negative impact on your credit score, and remain on your credit report for seven years.

1. You will have the original information on the bill that was charged-off by the creditor.

2. A new account is created by the third party collection agency, which is categorized as a collection account on your credit report.

3. If the collection agency decides to sue you, a judgment is reported in the courts and shows up on your credit report.

You can see there is a snow ball effect of not paying a bill. This can have a major impact on your credit and take years to recover.

For detail help on all Credit Related Issues contact:
kstrey@scorewellcredit.com

HARP – HAMP – HAFA etc

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For borrowers unable to afford their mortgage payment, listed below are the options you will need to consider in the following order… HARP is always your 1st Option

1.) HARP (Home Affordable Refinance Program) this allows you to convert to a low 30Y Fixed. You must have a Fannie or Freddie loan with good credit and be current on your payments.

2.) HAMP (Home Affordable Modification Program) this is where most of the borrowers will be; however not everyone will qualify. You will need to have a financial hardship and there are front and back end financial conditions that need to be met.

3.) HAFA (Home Affordable Foreclosure Alternative) If you were denied a loan modification and unable to afford your mortgage payments, then you may want to consider selling your property at a loss (Short Sale). Your lender would first need to agree to the short sale and the credit impact will be two years and is less damaging then a foreclosure.

4.) Deed in Lieu (DIL). This is where you give the property back to the lender by signing a Deed-in-Lieu of Foreclosure. This also avoids a Foreclosure. DIL is not possible if you have more than one loan i.e. 2nd mortgage or Home Equity Line of Credit as these stay in force and the 1st mortgage holder would have to accept responsibility for them.

5.) Foreclosure. People with excellent credit are now foreclosing on their properties by walking away from it. They believe the property will not go up in value and have suffered a substantial loss from it. Consequences apply as this will stay on your credit report for 7 years.

6.) Bankruptcy. Regardless if it’s a Chapter 7 or 13, it will stay on your credit report for 10 years.
With the new Bankruptcy ACT of 2005 it is now more difficult to file for Chapter 7 and most likely you will need to file a 13, which still requires you to pay back your debts.