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What Do Interest Rate Hikes Mean For Your Mortgage

(category: Mortgage, Word count: 445)
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If you've picked up a newspaper or caught the news recently, you've probably encountered a story about mortgage rates and the Federal Reserve banking system. Like many borrowers, you might wonder how the Fed determines interest rates and how - in the event of a rate hike - your personal finances could be affected. Here's a quick overview:

Banks, credit unions, and other lending institutions borrow money from Fed banks. Since they borrow these funds on a short-term basis, the institutions are charged at a discount rate that is set by the Federal Reserve Board. This discount rate has a direct effect on the "Prime Interest Rate," the rate banks charge their top-rated commercial customers for short-term loans.

The Fed's board of directors meets each month to set financial policy, adjust interest rates, and provide an economic forecast for the future. Since June 2006, the Fed has raised interest rates several times, a move designed to stabilize the economy that could translate to tighter cash-flow in your household. If you are juggling a mortgage, a home equity loan, and any amount of credit card debt or personal loans, this is probably a good time to assess the potential damage and, if necessary, refinance your existing mortgage.

Fixed-rate Mortgages

True, a 30-year fixed-rate mortgage may not be the most revolutionary option, but, in many cases, it is the smartest one. While the introductory rate on an adjustable-rate mortgage will probably be lower, payments on a fixed-rate mortgage won't fluctuate, even if the Fed decides to increase the discount rate. For borrowers who want stability and are not planning to move within 5 - 7 years, the fixed-rate mortgage makes sense.

Adjustable-rate Mortgages

The chief advantage of an adjustable-rate mortgage or ARM is that the initial interest rate may be lower than that of a fixed-rate mortgage. However, the fact that your rate is adjustable means that you will likely see higher rates and bigger monthly payments, somewhere down the road. Some ARMs adjust on a monthly basis, but most adjust every 6 - 12 months, using a financial formula based on economic factors like federal interest rates.

Many borrowers opt for the hybrid ARM, a mortgage that typically carries a low fixed rate for a set period of time (common hybrids are 1/1, 5/1, and 7/1), and thereafter has an adjustment interval of one year. Those annual adjustments are tied to federal rates. If you planning to live in your home for just a few years, the low introductory rates on a hybrid ARM might be a good bet, but beware the rate fluctuations to come.

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How Much Should You Borrow

(category: Mortgage, Word count: 901)
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There's little doubt that we're borrowing more and there's also little doubt that credit is one of the great conveniences of modern life. That said, like Goldilocks you want to borrow the amount that's just right - and no more.

So what's the right level of debt?

The loan qualification standards used by mortgage lenders are an important guideline. You can typically get that old standby - the fixed-rate, 30 year mortgage - if no more than 28 percent of your gross monthly income goes for mortgage principal and interest, property taxes and property insurance (PITI). In addition, as much as 36 percent of your gross monthly income can go to regular monthly costs - PITI plus car payments, credit card debt, school costs, etc. In addition, because they have more liberal qualification standards, you can often borrow more with other loan programs such as FHA, VA and adjustable-rate financing.

But no matter what type of mortgage financing you consider, the real question should be not how much can you borrow, but rather how much can you borrow comfortably. In other words, financial sanity counts.

Unfortunately the term "financial sanity" is an expression without a definition. The economics that work for the Webbers plainly may not work for the Johnsons. We each have different incomes as well as different interests, expenses and preferences. Given this background one might ask: What makes financial sense for me?

The answer looks like this: If you're living from paycheck to paycheck, if monthly costs are a burden, if savings are small or non-existent, if you do not have health insurance then it's time to re-think debt burdens.

The richest person I ever met, someone who started with nothing and created jobs for more than 50,000 people, once offered this advice: "The key to financial success is saving, and nothing is harder than saving that first $10,000. After that, it's easy."

In other words, it's entirely possible to have a substantial salary and to fail the financial sanity test. The waiting rooms in every bankruptcy court are filled with people who once had big incomes and bigger debts. One day the numbers didn't work and away went the trophy houses and the big cars.

So how do you begin the savings process?

The first step, literally, is to open a savings account. The very nice people who provide checking accounts and credit cards will also be happy to hold your savings.

The second step is to go after every nickel and dime you can find.

The economics of savings resemble gravity: Little pieces brought together in one place produce big results. Here's an example: Imagine that you usually spend $2.50 per day on little things - coffee, candy or whatever. Instead, you set the money aside in an account that pays 6 percent interest. The result? After 30 years there's almost $77,000 in your account.

There are any number of strategies to save money, but let me suggest a practical approach. Look at your debts. Pick the one with the lowest balance, say a small credit card that requires monthly payments of $25. Save and pay it off. Then identify the next remaining debt with the smallest balance. You now have $25 a month extra that can be applied to the second obligation. Save and pay off the second debt. Maybe with the second obligation you can save $50 a month. After the second debt is repaid, you have an additional $75 a month to attack the third debt.

During this process there are other steps to take. Bring lunch to work. Have one car (hard in some areas, but not impossible). Collect change at the end of the day and deposit rolls of coins every month or so. Eat out - but not often. Stay away from credit cards. Avoid late fees and maintain good credit by paying bills in full and on time.

As this process continues you'll notice several interesting results.

First, borrowing for real estate becomes easy as debts decline and qualification scores rise.

Second, better credit results in reduced interest rates that can save you big money. Save a half percent as a result of good credit on a $300,000 mortgage and you'll cut costs in the first year of the loan by nearly $1,500.

Third, there's no tax on "savings."

If you have $1,000 in credit card debt and auto costs each month, that money is available only after taxes are paid. To get that $1,000 in cash you may have to earn $1,300 or $1,400, depending on your tax bracket and location. If you pay off your bills and don't have to pay that $1,000 a month, Uncle Sam does not raise your taxes and you gain the equivalent of a huge raise.

When you speak with lenders about your ability to borrow, consider that with good credit you likely can borrow as much as you need if not more. But also consider that as a matter of financial sanity you have a personal obligation to save. If you can buy a home, pay general expenses and still save 5 or 10 percent of your gross monthly income, the odds are overwhelming that borrowing will not be an undue burden now or in the future.

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Market Bets On Interest Rate Cuts

(category: Mortgage, Word count: 511)
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The confirmation of the weakness in the international stock market stunned investors and lifted expectations that the Federal Reserve would be forced to cut interest rates. After last week's miserable job scenario, the investors in treasury securities are very sure that the Federal Reserve is about to get on a sequence of federal funds rate cuts. They are particularly worried about the recent economic weakness that can be an attribute to the lack of business confidence more than weak-hearted consumers.

Experts believe that - It is not the consumer but the businesses that are frightened. It is clear that the consumer demand is holding up and helping the market to sustain the 2 percent of growth.

On the other hand, the loss of 4,000 jobs in the month of August, were the first drop in four years. This suggests that the Federal Reserve is behind the curve in lowering the rates. On this Mr. Peter Morici, a professor of business stream at the University of Maryland said. "There is fear out there. But we are probably going to see strong productivity because employers are unwilling to hire."

The return on 10-year Treasury notes plunged 14 basis points on the last week to trade at 4.37 per cent, a level where it never reached since late 2006. The credit crunch stays, with the institutional investors totally unwilling to buy all types of securities and the sub prime mortgage market remains a tragedy.

An economist analyzed that the rate of seizing property due to unpaid mortgage dues or installments has rose to a record in the second quarter, and even the payback default rates for prime borrowers rose to the levels that have been not seen after the 2001 recession.

The standard three month London interbank offered rate (Libor) was about 5.72 per cent late last week. The increase of 36 basis points during the past few weeks is its highest level after early 2001.

Libor generally determine the short-term borrowing costs for many companies around the world, as well as interest rates on adjustable rate mortgages in the country. It is believed that the rise in the Libor rates has caused rates on adjustable rate mortgages, to point even as the usual long term mortgage give ups have fallen.

The higher Libor rates also makes it less expectable that the banks will borrow from each other. This is considered as a problem and it shows the tightening of the monetary policy.

In the interim, the waiting game is over to the next week's Federal Reserve meeting. The main US economic data due this week include the trade shortage and the ABC news consumer confidence index today; The Mortgage Bankers Association's mortgage applications date tomorrow; initial jobless claims on Thursday; import prices, retail sales, industrial production, capacity utilization, business inventories etc on Friday.

The Canadian data due this week include housing starts, the new house price index and the international merchandise traded surplus tomorrow, industrial capacity utilization on Thursday and manufacturing shipments and labor productivity on Friday.

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Bankruptcy And Bad Credit Issues No Longer Means No Mortgage

(category: Mortgage, Word count: 424)
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In the past, traditional mortgage lenders have automatically rejected people who had declared personal bankruptcy. Many potential home-buyers felt they must wait at least seven to 10 years after a bankruptcy to be eligible to become homeowners. This is a common misconception for many who believe their chance of home ownership is a long way away.

While some people declaring bankruptcy have had trouble managing their money, a large number of those declaring have simply experienced unfortunate events. Australians are filing bankruptcy at record-high levels over the last five years. The rise in petrol price and the recent increase in interest rates won't help either.

There are some ominous signs out there...

Though a bankruptcy is certainly a blemish on a credit report, it does not necessarily disqualify a borrower. Recognising that sometimes bad things happen to good people, some select loan officers are becoming more willing to take a calculated risk.

Some lenders use a securing system to determine whether potential buyers are a worthwhile risk. Unfortunately, bankruptcy gives a low rating. However, select lenders are beginning to look beyond the rating and look at the individuals in need.

Instead of waiting two or four years after being discharged from bankruptcy, some mortgage professionals are willing to give a home loan much sooner. Those who have declared bankruptcy liquidation may be eligible for a loan one year after discharge, and those who are in a Part IX debt agreement could also be able to get a mortgage.

Another common misconception is that a previous bankruptcy on your credit report will require you to have a large down payment and pay extremely high interest rates. There are currently programs available with as little as 5 percent down with very attractive rates.

Some lenders are even prequalifying buyers for a loan, saving time and making the home-buying experience easier and more efficient. When a buyer prequalifies they will have the advantage of greater negotiating power.

No matter what the situation, select mortgage professionals have a program that will work for the buyer with a bankruptcy history. If a buyer cannot get approved, there are customized plans that can re-establish credit to help the buyer become mortgage-ready, ensuring home-ownership in the future.

Because of new options, bankruptcy no longer needs to stand in the way of getting a home loan. With the help of more creative lenders, those who have experienced financial difficulty will have an easier time getting a mortgage.

To your ongoing financial success,

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Second Mortgage A Good First Step

(category: Mortgage, Word count: 319)
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A second mortgage can be the first step to climbing out of debt, especially for homeowners who have bad credit. A second mortgage is a loan taken out in "second position" on a property that already has a mortgage. There are fixed-rate loans, adjustable-rate loans and home equity lines of credit (also known as HELOCs). Fixed-dollar-amount mortgages are the way to go when you need all the money at once. A HELOC is a credit line that can be drawn upon as needed up to the limit of the loan.

"Bad Credit" Second Mortgages

Your right to credit is guaranteed by the Equal Credit Opportunity Act. You can't be denied credit based on race, gender, marital status or ethnicity. But how much money you can borrow and how much interest you will be charged will depend on your credit score.

Credit is easy to get and hard to control. Not using it properly will get you a low FICO score from the three major credit bureaus. Generally, a score of 680 or better signifies good credit. Scores in the 680-620 range are still considered good, but will cause creditors to take a second look before lending you money. 620 and lower, and you are in the bad credit range.

Here are some indications that you are in bad credit territory:

- You have to apply for new credit cards to pay off old ones, thus rotating but not retiring your debt.

- You can only make the minimum payments on your loans and cards each month.

- You are at the limit on all your cards and accounts.

- You have to get subprime financing when you need to borrow money.

Improving Your Financial Situation

It's a catch 22 that getting a bad credit second mortgage can lower your FICO score initially, but it can also help raise it in the long run

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Mortgage Can Be A Long Engagement

(category: Mortgage, Word count: 674)
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Mortgage is a legal tool that pledges a real estate property as repayment in order to obtain a loan. Even though a person does not have enough funds to buy a property outright in cash, he can do so through mortgage. Mortgage provides the guarantee that the loan will be paid back on time. How so? Should the borrower fail to pay for the loan, the lender may recover the amount of loan by foreclosure and sale of the mortgaged property.

A note, specifying the financial terms of a loan agreement is one part of the mortgage lending process. The second part, the mortgage paper describes the legal specifics of the property and further promises the property as guarantee for the repayment of the loan.

Mortgage lenders are usually banks, credit union or other financing institutions. These lenders mostly require the borrower to put up a certain amount of cash as down payment for the purchase. If the borrower aims to buy a 200,000-dollar-home, he has to pay first the required down payment of $10,000 from his own funds then apply for a mortgage loan in the amount of $190,000 to cover the difference.

Lending firms are quite strict on granting mortgage loans. Lenders require information details of the borrower and use it to assess the borrower's ability and readiness to pay the loan. Needless to say, the borrower should disclose to the lender, personal as well as business facts, from whom he is securing the mortgage loan.

Before a mortgage loan is granted, the property put up as guarantee will be appraised for its estimated market value by a professional appraiser. The lender wants to make sure that the value of the property is equally worth as the loan in case the borrower defaults on the loan and lender has to foreclose said property.

Mortgage loan is granted after all the requirements are satisfied. The mortgage loan agreement will spell out the current interest rates and loan repayment terms like amount and frequency, etcetera.

The mortgage loan interest rate and number of years will determine the amount of monthly payments. Duration of mortgage ranges from the shortest, 1 year up to 25 years or possibly more.

There are other conditions the borrower has to comply when he accepts the mortgage loan. First, he must sign a promissory note that he is obliged to repay the mortgage debt. Second, borrower also has to have fire and other hazards insurance on the property, as well as pay the property tax. Failure on the part of the borrower to fulfill these obligations constitutes a default on the mortgage loan and will mean foreclosure on the property by the lender.

The actual mortgage loan fund release will happen at the end. The borrower will receive the money intended for the house purchase from the lender and sign the mortgage documents. The mortgage loan definitely will have other costs to be borne by the borrower. These costs or charges are usually processing fee, charges for credit reports, appraisal fee and other service fees relative to the application for the mortgage loan.

Mortgage payments schemes will largely depend on the interest rate and payment period. Interest payment is the first part and principal payment is the second part of the mortgage payment.

In a mortgage payment, interest is the cost for using the money of the lender while principal is the amount the borrower still owes the lender. The process of repayment of mortgage is call amortization.

The details of mortgage repayment will be thoroughly discussed by the lender with the borrower during the transaction so that both parties will comprehend the full scope of the agreement. Monthly payment schedule of the mortgage loan will be provided to the borrower and becomes part of the mortgage documents.

At the end of the mortgage loan transaction, both parties emerge happier - the lender, for having served a satisfied customer; the borrower, who has just bought his dream project.

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New Home Purchase

(category: Mortgage, Word count: 283)
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New Home Purchase

So the time has come for you to purchase a new home. Purchasing a new home is by far one of the largest financial transactions you will ever make in your life, so you will want to take your time and learn as much as you can about the mortgage industry.

The first question that comes to peoples minds when they begin their quest for a new home is "how much can I afford?"

Many factors play a role when it comes to determining how much you can afford. Such as your income, your current debt, down payment, the term of the loan, etc.

Once you have determined what your financial situation is you will want to begin your quest for a mortgage. But before you dive in and start filling out applications, make sure you shop around for the best possible deal. There are a lot of lenders out there that are hungry for your business. So let them compete for it.

Purchasing a home requires time, patience and education. But don't worry, you don't have to do all of the work yourself. There are people within the industry you will be working with such as Realtors and lenders that will help you through this process and point you in the right direction.

This doesn't mean to let them tell you every thing, it is very important to continue to educate yourself as much as possible and remain in the driver's seat at all times.

Keep in mind the majority of people in this industry are paid on commission, so getting you into that home is just as important to them as it is to you.

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A Home Mortgage Makes Dreams Come True

(category: Mortgage, Word count: 459)
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Getting a house of your own is a lifetime achievement and a home mortgage helps you in achieving this milestone much earlier than it would otherwise have been possible. In fact, the first home mortgage is also filled with a lot of emotion. A home mortgage is really something that makes dreams come true.

So let us start with understanding what a home mortgage actually is?

A home mortgage is something that allows you to buy a house even if you do not have enough money to pay for it right away. This is made possible by borrowing money from someone and paying it back in monthly installments. The person who lends you money is called the home mortgage lender. The home mortgage lender lends you money for a specific period (up to 30 years) during which you are expected to pay back the money in monthly installments. There are certain terms and conditions associated with the home mortgage agreement and these terms and conditions govern the home mortgage throughout its tenure. Among others, the most important thing is the interest rate that the home mortgage lender charges you. Interest charges are the means through which the mortgage lenders earns on this financial transaction called home mortgage. Most home mortgage lenders offer various home mortgage schemes/options. The most important variation in these schemes is in terms of the interest rate and the calculations related to it. In fact, most home mortgage options are named after the type of interest rate used for that option. Broadly speaking, there are two types of home mortgage interest rates - FRM (fixed rate mortgage) and ARM (adjustable rate mortgage). For FRM, the interest rate is fixed for the entire tenure of the home mortgage loan. For ARM, as the name suggests the home mortgage rate changes or adjusts throughout the tenure of the home mortgage. This change or adjustment of mortgage rates is based on a pre-selected financial index like treasury security (and on the terms and conditions agreed between you and the mortgage lender). That is how mortgage works.

No matter what type of home mortgage you go for, you always need to pay back the entire home mortgage loan (with interest) to the mortgage lender. Failing to pay back the mortgage lender can result in foreclosure on your home and the mortgage lender can even auction it off to recover the remaining debt.

Therefore, home mortgage is a wonderful means of getting into your dream home much earlier in your life. Without this concept, you would have to wait for a long time for getting into that dream home. Really, a home mortgage is one of the best concepts from the world of finance.

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Can You Afford A House

(category: Mortgage, Word count: 780)
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The time has come to buy a house. Questions buzz around in your head like a swarm of angry bees: "How much can I borrow? How much do I have to put down? How much will my payments be?" Well, let me suggest starting with the "How much can I borrow?" question. I know you should never answer a question with a question, but in this case we need to ask a few more questions in order to figure out the answer to our first question.

There are many factors you need to take into consideration when purchasing a home. First and foremost, ask yourself what size monthly payment you can afford. When determining how large a mortgage you can afford, be sure to factor in all your current expenses such as car payments, credit card bills, student loans, utilities, and the like. You may also want to factor in how much you spend on things like entertainment, eating out, and traveling. You don't want to add a mortgage payment and say goodbye to your social life. Instead, you want to make sure that you're not overextending yourself financially and thus ensuring the survival of your social life.

At the present time, most lenders will allow for a whopping debt-to-income ratio of 45% - 50%. Your debt-to-income ratio is the sum of your mortgage payment and any other credit card or loan payments, divided by your monthly gross income. Lenders use this ratio to help determine your credit worthiness. So, all of your revolving debts along with your mortgage payment divided by your monthly gross income should not exceed the 36% - 45% debt-to-income ratio. So, here's a quick little formula to help you figure out how much you can afford to put toward your monthly house payment:

-Multiply your gross monthly income by 0.45

-Subtract your non-mortgage debt payments from the result

-What's left is your allowable mortgage payment

So, if we have a couple with a combined monthly gross income of $5000 and they pay $700 a month toward two auto loans and one credit card, they would qualify for a monthly payment of $1550. Also, be aware that not all of your monthly housing payment goes toward your principal and interest. A portion must go toward homeowner's insurance and property taxes. I mention this because on most mortgage calculators that'll you use, you'll need to enter these figures to get an accurate idea of what your real monthly mortgage payment will look like.

Property taxes are typically a percentage of your home's assessed value. To calculate property taxes, local jurisdictions generally multiply the tax rate by a home's assessed value. For example, if you pay 0.5% in property taxes of the assessed value, a home assessed at $250,000 would have a yearly property tax bill of $1,250. In order to find out the tax rate, you will need to contact your county tax assessor, or a local mortgage broker or bank may be able to assist you. As for the homeowner's insurance, your best bet is talking to a local broker or bank to get a general idea of what it is for your area. Mortgage calculators will ask you for a percentage rate sometimes and others will ask for a yearly figure. It can be confusing for a new buyer, so don't be afraid to seek a little assistance.

Figuring out how much you can afford to put toward your monthly house payment is a start. Now, you want to know how much house you can afford. There are mortgage calculators galore that will help you do this, but, as I mentioned above, they will require you to enter real estate taxes, homeowner's insurance, and interest rates. Some calculators will provide you with figures, but they aren't necessarily correct, so I would suggest a little leg work. Once you know how much you can comfortably spend a month toward a home, and you've gathered your tax and insurance rates, you only need an idea of what kind of interest rate you'll get (Oh, did I forget to mention that you can call your local bank or mortgage broker to get pre-qualified, and they usually don't charge anything?). Once you have an idea of what your interest rate may be, you can plug in all your numbers on any of the numerous mortgage calculators on the internet. Once you have a good idea of what you think you can afford, call a local bank or broker and get pre-qualified to see if you're in the ballpark, and soon you'll be on your way to owning a home.

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