Category: Home Loan

Herding Cats: Notes From an LO

Cats in the street

 

Someone much wiser than I once told me that there are always three sides to a story: Party A’s side, Party B’s side, and the truth. In the mortgage/real estate world, that’s especially poignant.

On a recent transaction, the real estate agent representing the sellers was eager to get the appraisal ordered –we had a short escrow, and she wanted to make sure there were no delays.  I don’t blame her at all, as it’s her job to keep the sellers’ interests at the top of her priority list.  When I conferred with the buyers’ agent, I learned that the inspection had JUST been completed, and he and his clients had just sent over their response for what they wanted to see repaired.

I reminded the buyers’ agent that, while I didn’t wish to delay the transaction either, we needed to be mindful of certain aspects of the appraisal process.  In this instance, if the appraiser went out and did her/his job before the repairs were completed, there’s a strong possibility the buyers would have to pay an additional $150-250.  Why?  If the appraiser included mention (and photos) of these unrepaired items in her/his report, the underwriter would require the appraiser to go back out to the property to confirm that the repairs had been completed.  The underwriter is not going to accept a note and a pinky promise from anyone else that this has been done –only the appraiser can confirm this.  And if this were to be required, the appraiser would charge a return-trip fee, and the buyers would be the one paying that fee.

We explained all of this to the buyers so they could decide with their agent how they wanted to proceed –all agreed to have the other agent stress to her sellers that these repairs needed to be made quickly (and correctly, of course) so the appraisal could be ordered in a timely fashion.  As an aside, one of the repair items was exposed wires in an exterior sprinkler box (the timer most likely), and one of the buyers laughed and said it could probably be “fixed” by closing the box before the appraiser showed up.  No argument there, but I wouldn’t want the buyers to have to pay $150-250 because someone forgot to close that box.  The buyers agreed with me.  And herein lies the dilemma:

Party A’s side (sellers): we’re busy professionals, and we’ll get to the repairs when we can, but we don’t want the transaction being held up.  We’ve given you concessions, so work with us.

Party B’s side (buyers): we met your asking price on the house, so all we’re asking is that you get these items repaired quickly. We’re going to need that extra $150-250 for “house stuff”.

The truth: the underwriter isn’t going to fund this transaction until all the repairs are made and nothing appears on the appraisal that would adversely affect the “lendability” (I’m pretty sure there’s a better word for that) of the home.

In all of this, my job is to spread my arms wide and keep everyone (including the underwriter) moving in the right direction –it’s often like herding cats.  Regardless of how we get there, as long as everything closes on time, I’ll take my scratches –I can always make up a really cool story about how I got them.

Run, Don’t Walk!

stop light

 

Full disclosure: this is a reprint from a few years back – I’ve updated the numbers to reflect the conditions occurring in the market today.

The New York Federal Reserve’s economists conducted a study and published the results: changes in down payment requirements have MORE influence over homebuyers’ willingness to buy than changes in rates.  Surveying both buyers and renters, the Fed found that the effect of interest rates may be overrated when compared to even small changes in down payment requirements. The study found:

•  Dropping the down payment from 20% to 5% increases the willingness to purchase, on average, by 15% among buyers and 40% among renters
•  Decreasing the interest rate on a 30-year fixed-rate loan only raised the willingness to purchase by 5%, on average

As you straddle the fence between BUY RIGHT NOW with a higher interest rate and WAIT AN UNKNOWN PERIOD OF TIME to save 20% of the purchase price, here’s an example to give you a push.  Take a look at the numbers for a house with the purchase price of $250,000 with a 30-year fixed mortgage:  (1) WAIT: $50,000 down payment, $200,000 total loan amount, 4.5% interest rate, monthly mortgage (P&I) payment – $1013.37; OR, (2) BUY NOW: $12,500 down payment, $237,500 total loan amount, 4.875% interest rate, monthly mortgage (P&A) payment – $1256.86.

No doubt $1013.37 is better than $1256.86 for a monthly payment – that’s not what’s at stake here. The difference between those two payments is $243.49. In order for a person to save the additional $37,500 to go from a 5% down payment to a 20% down payment at the rate of $243.49/month, it would take 154 months – 12 years and 10 months! – to get to that point, which is almost half the life of a 30-year mortgage. Obviously, for many prospective buyers, that additional $244issignificant.  We have a number of strategies to help make up that difference so you can get into a home as soon as possible!

When this was originally written, interest rates were fairly steady –even stagnant –so the scenario of waiting to amass a larger down payment to get a better interest rate was much more plausible. As we’ve seen recently, though, rates are not going to be stagnant –this is not a pronouncement that they’re going to skyrocket overnight –so this has taken on a greater sense of immediacy to get into a home rather than sitting on the rental sidelines for who knows how long.

1981: the Past Shows Us a Good Present

 

For those of us who are complete nerds and sat on the edge of our seats to see if The Fed would decide to raise the overnight lending rate again in their most recent meeting, we were both let down and excited –no change, of course.  For those of us who aren’t quite so nerdy but do, in fact, care about what interest rates are doing and will be doing, I wanted to take this moment and interject a little . . . calm.  Let’s take a look at a handful of things, okay?

While interest rates today are creeping in the upper 4s to lower 5s, please remember that back in 1981 (yes, I realize many of you were not even born, but I’m not asking for a show of hands) interest rates peaked just over 18.5%.  Yes, you read that correctly –about FOUR TIMES the rate we’re dancing with at the mortgage disco today.

The average price of a new home back in 1981 was $83,000.  On a fixed-rate, 30-year mortgage for such a house, the principal and interest payment at 18.5% would be approximately $1,285/month.  (I went straight off $83K as my loan amount –I didn’t account for a down payment.) Using a handy-dandy app on my phone, I see that $1,285 in 1981 would be equal to approximately $3,485 today.  Using a 30-year fixed mortgage at an interest rate of 5%, anyone want to take a guess at the loan amount that $3,485 (principal and interest) in today’s dollars would get you? Anyone?  Bueller?  The correct answer is approximately $650,000.  Yes, you read that correctly, too.  Let’s look at all this from another direction.

Using that same nifty app on my phone, I see that $83,000 in 1981 is equal to approximately $225,000 in today’s money. That amount –$225,000 –isn’t going to buy you a mansion (or a moderately sized cardboard box on the beach), but it will certainly start you off in the right direction in building equity, not paying rent to pay someone else’s mortgage, and give you a nice tax deduction.  On a 30-year fixed mortgage at 5%, anyone want to guess what the principal and interest would be on a $225,000 loan? For anyone who said $1,208, you’re correct –big gold star on your forehead!

There are two takeaways from this little exercise:

  1. Rates ARE going to go up.  How high?  No one knows, but there’s A LOT of room between 5% and the 18.5% seen back in 1981. You can afford a lot more house these days –revel in that and relax!
  2. Because rates are primed to rise rather than fall, when you get the chance to lock the rate on a current mortgage, you’re usually better off to do it at that time than to “wait and see if it’ll come back down.” Like body weight, it goes up much easier than it comes down.

And remember, 1981 wasn’t ALL bad –it was the year that first gave us MTV, a cable channel that played actual music videos –we needed something to distract us from rising interest rates!

We’re Watching . . . And You’ll Be Glad

Binoculars

 

Real estate agents and homebuyers alike are feeling the squeeze from the lack of homes on the market.  Don’t despair!  For both real estate agents and home buyers, there’s a great untapped source for finding deals before they ever hit the market: your lender.  If any of you are a bit confused by what I mean when I say “your” lender, I mean . . . well, us.

How do we do this, you ask?  Two words: equity watch.  For the real estate agent who helped their client buy a home, say, seven years ago, we let them know when their client has reached a certain level of equity in their home and prompt the agent to give their client a call with the good news.  It’s a good excuse for them to call, catch up, deliver the great news, and see if their client is ready to sell their home and either upgrade or downsize, depending on their station in life.  Statistics have shown that almost 70% of people selling their existing homes DON’T call the real estate agent who originally helped them purchase it.  If the agent can get out in front of this and be the one bringing this type of news to their clients, that number is going to swing in the other direction, right?  And with one call, you’ve picked up a new listing AND the chance to help them purchase another house.  You’re welcome!

For home buyers, could help you get a jump on the huge number of buyers vying for just a small number of homes in a certain price range.  Before doing anything else, come in and get qualified for a mortgage.  Once we know what you’re qualified to purchase, the moment a home comes up on our equity watch that fits your parameters, you can be notified immediately. That sure beats getting three years of spam emails because you entered your contact information on a particular website that shall remain nameless but possibly rhymes with Killow.

If the benefits to real estate agents and homebuyers aren’t enough to convince you of the awesomeness of this service we offer, let me give you an example of what this can do for a home SELLER. Recently, we reached out to an agent who sold a home to her client about seven years ago and let her know that her client now how a decent amount of equity in his home.  With a bit of prompting (none of us is perfect), she remembered the gentleman and gave him a call to let him know.  While the agent was able to pick up an instant listing AND a subsequent purchase for her client (absolutely NOTHING wrong with that!), the client himself did EXTREMELY well: with the money he made off the sale of his home, he was able to use a portion for the down payment on his new (BIGGER) house and use the rest to pay off some debts.  The upshot: not only was he able to upgrade to a bigger house, the elimination of debt increased his monthly cash flow by $1700.  I’m fairly sure we made it onto his Christmas card list for the next ten years.

In conclusion, let me assure you that there’s nothing creepy or voyeuristic about our equity watch –no matter how nicely you ask.

Feelin’ Blue About Your Options? Good!

Color chart

 

With my friend’s permission, I’m including an excerpt from a humor column he wrote a few years back.  I have a point, I promise, and I’ll make it below.

All told, I believe there are at least 764 shades of the color blue that are completely indistinguishable to my eyes, but my wife has the innate ability to differentiate each and every one.  Stranger still, when I tell her that Cerulean and Celestial look identical to me, she’ll say things like, “Oh, come on.  The Cerulean has way more red in it, and the Celestial tends to be more yellow.”  How can “blue” be red or yellow?  Aren’t we talking about the three primary colors, the basic building blocks of all other colors?

I would like to say that this truly shouldn’t matter to me, but I just spent my afternoon painting an entire wall Blue #429 – it has a name, I’m sure, but I dare not mention it for fear that one of you out there will send back to me a twelve-page thesis on the distinguishing characteristics of this particular shade of Blue.  Exhaustion has overtaken me, and I just couldn’t take that.  I’m not so exhausted from the physical labor involved; my arms are a bit fatigued, but that’s most likely due more to my personal lack of muscle.  The exhaustion, quite honestly, stems from my watching a non-stop virtual tennis volley between my wife’s two minds on the subject of the color.  “I think that will go really well with the couch and the black chairs.”  “That’s way too nautical blue.”  “It really softens up the room.”  “I was going more for the color of that pillow.”  Just when it seemed like one side had smashed it over the net to decide the match, the other would make an unexpected comeback that seemed just as devastating.  Am I rooting for the side that likes the color as it is?  Of course!  More to the point, though: I just want it over.  As I write this, I believe my wife’s in bed right now muttering pros and cons in her sleep.

Earlier today, before the paint was purchased and ushered into our home, I went on a hike with our oldest son. While we were out communing with nature and swatting at mosquitoes, I decided it was a good time to spring “the Birds & the Bees” talk on him.  AsI finished the short discourse, I asked him if it made sense, and he said, “Sort of.”  I could tell from his befuddled response that I had taken him completely by surprise and that he thought I had been out in the sun too long.  I got that.  So, I gave us both an easy out and said, “Well, when you start having questions along those lines, just ask me.”  His response to this was calculated and well delivered: “You wannathrow rocks at that flower on top of that cactus?”

I can honestly say that the details of my explanation were pretty straightforward but limited to fit the audience.  However, maybe the approach was all wrong.  Granted, I don’t want my children getting this type of information from other kids at school, television, or a former President of the United States – so I do need to get them the facts.  But while I’m preparing them to embrace the responsibilities of adulthood and married life, I should begin the discussion with the question: “How many shades of blue do you think there are in the world, son?”

Earlier today, I overheard one of our office veterans give one of our newer loan originators a great piece of advice: don’t let the borrower tell you in the beginning what type of loan is best for them.  He went on to explain that doing this is a disservice to the borrower because it limits what the loan originator is going to search for and provide.  Instead, the LO should gather as much information as possible from the borrower, even if it seems unlikely it will ultimately be needed.  It’s okay to have too much; it’s not okay to have too little.

If you get off the phone with your lender and feel slightly exhausted from all the questions, that’s a good thing: it means you’re going to have more options –maybe almost as many as there are shades of the color blue.

Contact Priority Lending

Priority Lending, LLC

8035 N Oracle Rd
Tucson, AZ 85704

520-531-1119

Call Today for Your Free Consultation!

Get Pre-Approved Online

Priority Lending LLC Small what logo for footer and header

Copyright © - www.PriorityLending.com

NMLS 142706 | BK 0910846
Equal Housing Lender