brownsugar1961 asked:


My husband’s middle credit score is 599 and mine is 587. We bought a house in Nov 2006. It’s an ARM 80/20 loan which means our payment will go up in Nov 2008. We both have a lot of charge offs and collections from previous divorces but, we have paid some off and we are working to pay off the othres. We both have been told that when refinancing they only look at the last two years. Is this true? We have heard so many different stories from lenders and we are really confused right now. Is it impossible to refinace with scores this low. What we don’t understand is we have paid the mortgage on time every month and also our car payment but it don’t seem to help any. What can we do?? Please advise us both.

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Julian Lim asked:


 

When looking at home mortgage refinancing, rates and terms of the loan are critical.  The rate is the amount of interest that you will be applied to the unpaid principal during each loan payment period, while the term is the length of time before the loan is paid off.  It is important to understand how various combinations of these two factors affect the total cost of your loan. Make certain that you have a complete understanding of not only the monthly payment that will be your obligation, but the cost of the entire loan over the course of the loan. 

 

Definitions

 

There are some common buzz words associated with obtaining home refinancing.  It is important that you understand the meaning of the terms as the loan broker or the lender defines them.  If the definition is not standard usage as you understand the term, you may find yourself with some very wrong assumptions about the mortgage documents that you signed. For example, you should at a minimum define adjustable rate mortgage, mortgage term, Option ARM and negative amortization.  Be aware of alternative terms used in the documents and be certain that you understand the impact these words and clauses will have on the length and cost of the mortgage loan.

 

ARM

 

An adjustable rate mortgage grew in popularity during the 70s and 80s when fixed rate mortgages were climbing sky high.  The adjustable rate mortgage allowed more home buyers to qualify for a loan, because the interest rate and thus the initial payment amount was lower. If you select the ARM for your home mortgage refinancing, you will typically pay less for 6 to 24 months after which your rate will increase at a rate tied to some outside index. There may or may not be a cap on how high the adjusted rate can go and how often it can be adjusted.

 

Fixed Rate

 

A fixed rate is quite common when searching for home mortgage refinancing.  This type of rate benefits those who have a stable income, plan to stay in the same home for at least 3 years, and who need to be able to plan ahead for expenses in the foreseeable future. The fixed mortgage rate is set at the onset of the loan term and does not change during the term.  It tends to be somewhat higher than an adjustable rate mortgage since the lender has a slightly higher risk of loss with this type of loan.

 

Negative Equity

 

Negative equity loans are more likely to be seen in new home mortgages than in home mortgage refinancing loans, since the concept is relatively new. Essentially, the negative amortization loan adds the unmet portion of interest and principal payments each month to the principal balance.  This means that at the end of the grace period which can be only a few months, the borrower ends up owing more in principal than was on the original loan.  A few individuals can take advantage of this type of loan but it requires self-discipline and an understanding of strict budgeting.

 



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Rony Walker asked:


If you are drowning in a pool of debt and looking for a way to swim back to shore, a refinance mortgage loan may just be the thing you need. Whatever situation you’re in, you can be sure that there is a type of mortgage loan to meet your specific needs. But before anything else, you must get acquainted with refinance mortgage loans.

What is a Refinance Mortgage Loan?

Refinancing your mortgage loan simply means taking out a new loan. This means borrowing against equity or the value of your home and using the money for any reason, whether it be paying out your credit card debts or your first mortgage.

Refinancing your mortgage will give you the advantage of handling only one loan payment instead of, say, a couple of credit card debts and your home loan. Think of it as a way of consolidating your current debts or simplifying your bills.

Aside from the advantage of consolidating your debts, you also have to option to reduce your interest rate and shift your mortgage term or your loan program into one that will serve your current financial situation. If you want to pay off your debt in five years instead of ten, you can have your lender adjust your mortgage term while still giving you a reasonable rate. All you have to do is explain your situation to the lending agent - let him know what you want and what you need.

It will be the agent’s job to present you with the most workable refinance mortgage loan options. At this point, it will be a great help if you’ve done your homework by reading up on the existing refinance options. This way the agent won’t have such a difficult time trying to explain the basics to you.

How Do I Get One?

All you have to do is contact a lending company and ask about their refinancing programs. When satisfied with their offer, ask for an application form. You will then be required to submit your credit report and other pertinent documents.

Don’t despair if your credit history is not exactly spotless. There are lending companies who are willing to deal with bad credit cases.

Are There Any Fees To Consider?

Applying for a mortgage refinance will require you to pay for the origination fee, application fee, closing costs, and other fees. A re-assessment of the value of your property will also be needed and this too comes with a price.

The fees vary from one lender to another. If you want to save a few bucks from refinance mortgage loan, then it will do you good to ask around. While some lenders charge mile-high fees associated with the mortgage, there are some lenders that require reasonably priced application fees. You might even be surprised to find that there are lenders that almost totally omit all the initial fees. It’s just a matter of knowing where to look.

While doing a little research beforehand will definitely be helpful during the application process, you might want to seek the practical advice of family and friends who have gone through a refinance mortgage loan.



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Juhani Tontti asked:


The companies, which operate in this sector and try to get you to refinance mortgage rates are all different with their own loan packages. The challenge is to put these packages into the form with which you can easily compare them.

1. Compare All Aspects Before You Decide Mortgage Refinance Rates.

The whole job starts from your own targets. What are you looking for? Lower monthly payment, quicker loan payment or something else? So the solution must be taylor-made to your needs and you have to put needs into the order of importance.

Finding the best company to refinance mortgage rates means comparing all aspects of your loan packages and not focusing only on mortgage rates. Again, you have to prioritize your mortgage needs.

2.What Kind Of The Mortgage Loan You Are Looking For?

Are you looking for a fixed rate mortgage loan or adjustable interest rates? Or is your major target to get the smallest monthly payment possible or have you decided to pay off your mortgage loan as quickly as possible?

As you see these different targets affect a lot to the choice, which you are going to make. It is important to think your starting point, your need, very carefully, because most probably your decision will save you money and will stay as such for a long time.

Your needs will influence not only to the type of interest rate for your mortgage but to the duration or term length of the mortgage loan. Once you know exactly what you are looking for refinancing your home, you are prepared to begin to compare different companies.

3.Ask A Copy Of The Good Faith Estimate From Each Company.

A single homeowner can compare different offers quite easily in the Internet and to make a list about companies, which have the best offers. But when you compare loans to refinance mortgage rates, ask a copy of the Good Faith Estimate from every company.

The Good Faith Estimate is a tool, which makes it easier to compare different companies line by line. This is important because this tool forces the companies to publish their terms in the same form. So you can see how fees, interest rates and closing costs will vary from company to company.

I underline again, that it is very important that you do the comparison job carefully, to refinance mortgage rates is a big, long term decision. The annual interest rate is not enough for your decision making. But when you have requested Good Faith Estimate, you can easily select the right offer to your needs.



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Rony Walker asked:


Taking out a second mortgage may sound easy since you’ve gone through the steps during the first mortgage. Still, people make mistakes with their refinance mortgage. Whatever their options, people should always weigh their capacity to pay back the loan given their unique circumstances.

Is It Time For You to Get a Refinance Mortgage?

No matter what they are saying, like interests rates are lower making the time right for a refinance or something like that, take a hold of yourself. Ask yourself if it is the right time for you to take out a new loan and if you’ve got a very good reason to get one.

The common reasons for taking out refinance mortgage:

1. Debt consolidation

2. Building up home equity

3. Switching mortgage type

4. Big expenses

5. Relocation

6. Business investment

Getting a second loan for the sake of cash in your pocket is not a good reason to take out a loan. A one-time fling with cold cash going nowhere except down the drain will be a drag to pay back for another 15 years.

With the second loan, borrowers are just taking a new loan and putting up the same property for collateral. In a way, the new loan provides you the opportunity to make good use of this second break. All along, you must always bear in mind your financial capacity to pay back the loan.

Lenders weigh the risks. They also check out your credit score and review your performance with the previous loan. If you are decided to get a second loan, for good reason, evaluate the options offered by the lenders’.

Your Mortgage Refinance IQ

To avoid the usual mistakes people make, you should:

1. Know how much mortgage you can afford.

2. Study the going rates.

3. Compare these rates with the present one.

4. Shop around for lenders and compare offers.

5. Study the low rate offered.

6. Add up all the fees you’ll be paying.

7. Ask the company if they charge for early loan payment.

The success of your mortgage refinance depends on the choice of mortgage type to suit your circumstances.

The Two Types of Mortgages

With your second mortgage, you will again have to make a choice between a fixed rate mortgage and flexible rate mortgage. Your experience with your first mortgage will determine how you will go.

Fixed Rate and Flexible Rate Mortgages

This type of mortgage offers you stability throughout the loan period. Whether the market goes up or down, you will continue to pay the same monthly payment. This is ideal for wage earners who have fixed sources of income.

The adjustable rate mortgage has its highs and lows and your payment goes with the tide. If rates are low, you make great savings on your monthly payments, and if the trend stays for quite a considerable time, it is an advantage. But when rates shoot up, refinance mortgage holders usually have to shell out more money than they can afford.

There are several types of refinance mortgage packages, but it still pays to go along with the type that will get you your second chance going without becoming overstressed.



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