Pros and cons of an adjustable rate mortgage

Many people have heard bad things about ARM, or adjustable rate mortgages, but there are just as many advantages to refinancing your home with an ARM as there are disadvantages. If you are considering refinancing your current home loan, and have a fixed rate home loan at the moment, an ARM loan is definitely worth looking at, as far as saving money on your repayments, and getting a better interest rate goes.

What Is An Adjustable Rate Mortgage?

An adjustable rate mortgage is a home loan that has significantly lower interest rates than any offered fixed rate mortgage at any given time. These adjustable rates on an ARM can change over the life of the loan in accordance with current markets and trends, unlike a fixed rate mortgage where the rates are never subject to change over the life of the loan.

What Are The Benefits?

By far the greatest benefit of refinancing, using the adjustable rate mortgage option is the savings gained by having a lower interest rate. It is hard to believe, but a small difference in interest rates, such as half a percent, over the course of a year can equate thousands of dollars.

What Are The Risks?

There are risks involved when you refinance with an adjustable rate mortgage loan. The riskiest type of ARM loan is the type that has no fixed term attached to it. Although the interest rates will be even lower than the average rates offered on a fixed term ARM loan, the rates on an ARM loan that isn't fixed are subject to change monthly, or yearly. An ARM loan that is fixed for a particular period, such as 5 years, is much safer, because you are getting a very low interest rate, locked in over a period of five years.

Who Will Benefit From An Adjustable Rate Mortgage?

Almost anyone can benefit from a fixed rate ARM mortgage. According to financial statistics many American families either sell their homes, or refinance after four years. If you are like many others, having a 5-year fixed ARM loan there is very little risk, with a much lower interest rate on offer.

The only risk is that after the 5 years is over on a fixed rate, if you can't refinance, or choose not to sell, and interest rates do get higher, you will have to pay more on your repayments. The ARM rate is especially helpful to lower income bracket families, or for those who want to pay their home off quicker than they are already.
By keeping your monthly repayments the same, and refinancing to an adjustable rate mortgage with a much lower interest rate, the money that you are saving because of the lowered interest rates can be coming directly off your principal each month. This can mean you are shaving years off your mortgage, without paying anything more than you were before you refinanced.

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Bad Credit Refinance - Is it Possible?

With the current state of the economy, many people wonder about bad credit refinance - is it possible? Is it even desirable? Here to help sort out fact from fiction are a few tips on the pros and cons about bad credit refinance.

Tips on Bad Credit Refinance

Fiction: It's impossible to refinance today because banks aren't lending.
Fact: Bad credit refinance is still possible even in a difficult economy. Just keep in mind, without good credit you may not qualify for the best rates. However, that doesn't mean you won't save money. Many people with bad credit still save money or reduce their monthly bills by refinancing.

Fiction: Refinancing always makes sense.
Fact: Not everyone benefits from refinancing; in fact, for some people it can cost much more to refinance rather than pay down the terms of the original loan. Always calculate the full cost of refinancing, including closing costs and fees, and not just the monthly savings.

Fiction: Bad credit refinance ends up costing more in closing costs and other fees than it is worth.
Fact: Shop around for the best terms and rates to find a loan that fits your needs. Many people find they are able to recoup the cost of refinancing the loan within 1-3 years or even less.

Fiction: Bad credit refinance isn't a good idea because the government might not be willing to help once funds become available.
Fact: Following the mortgage crisis of 2009, the government made special funding available. As of 2010, only a few hundred people have taken advantage of the HOPE loans and other government sponsored initiatives. Currently there isn't any way of knowing what qualifications and criteria will be necessary in order to obtain assistance at a later date; on the other hand, locking in a solid fixed interest rate today assures your financial obligation is stable no matter what takes place in the future.

Fiction: I will be required to pay a lot of money out of pocket in order to refinance my home.
Fact: It is often possible to refinance with little to no money out of pocket. Closing costs and other expenses are easily rolled into most loan packages making it as affordable as it is easy to start saving money almost immediately. Just keep in mind, while it is simple to roll expenses into the closing cost it isn't always desirable since you will be effectively financing them for the entire term of the loan. If you are able to pay for closing costs and other fees out of pocket it is often preferable to do so when doing a bad credit refinance.

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The Home Affordable Modification Program, Bank of America & Your Home

Fortunately, the federal government has initiated several programs and a lot of incentives for homeowners. The Home Affordable Modification Plan (HAMP), for example, is something that will allow you to qualify for a lower monthly payment through loan modification.

All you need to do is determine if you qualify for HAMP, submit an application with a loan servicer, ensure that your debt-to-income ration is at least 31% and undergo the income verification process and trial period.

Things to Remember when Applying for HAMP through Bank of America

Since the option to modify your loan through the HAMP program was introduced as part of President Barack Obama's stimulus plan, a lot of homeowners lined up to take advantage of it. The problem is that if you are applying for the program through financial institutions like the Bank of America, there are a lot of instances when the application gets denied.

What if you're already facing a foreclosure and your HAMP application through the Bank of America got denied? This is a scenario which is less-than-desirable - so in order to counteract the frustrations that you might feel during the process, here are a few things that you need to keep in mind:

1. Exercise a lot of patience during the application process.
Did you know that there are a lot of homeowners who applied for the HAMP loan modification program for two to more than five times? At one point or another, their reapplication got approved - although if you're the impatient type, you may not reach this point as a result of being frustrated.

What's important is to make sure that you are aware that it is possible to turn no into a yes - as long as you put your financial records in order to increase your chances of having HAMP approved the second, third, fourth or even fifth time around.

In relation to this, it would also help if you will treat the loan services with friendliness and patience - having the right attitude simply makes going through the process feel a lot better.

2. Make sure that all the necessary paperworks are in order.
One of the most common reasons why HAMP applications get denied in the first place is that applicants do not submit all the necessary paperwork. To increase your chances of getting approved, make sure to submit all the requirements needed for the income verification process.

3. Escalate your request from one level to another if you need to.
Again, as a result of the President Obama's stimulus plan, financial institutions like the Bank of America got flooded with HAMP requests. So it is no wonder why a lot of applications end up getting denied. If this happens to you and you know that you qualify for the loan, don't hesitate to escalate your request from one level to another. Make follow-up calls and learn about the loan application process inside out.

Information is definitely the key if you are facing a prospect as serious as a foreclosure. The good news is that with programs like HAMP, you can take advantage of the federal government-initiated programs that will make paying for your home loan a lot easier on your household budget - so that you can save money and keep your house at the same time.

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Home Refinance Advice

When it comes to a home refinance, things aren't always as easy as they may initially appear; learn how to protect yourself and get a great rate with this easy to use home refinance advice

Home Refinance Advice

1. Work with a solid lender. With the recent banking crisis it can be difficult to know which company is solid and which isn't. Take time to verify the credentials of the refinance lender and follow-up by making copies of all paperwork, communication and other transactions. In the event of a problem, you will have the information required to prove your position.
   
2. Don't fall for scams. Always verify the credentials of any home refinance provider prior to relating sensitive information including social security number, banking or credit scores. It's a good idea to check with the Better Business Bureau or other consumer regulatory agency in your state to confirm the agency is in good standing and eligible to write loans. Never do business with a company that requires large up-front fees to gain information or anyone that makes promises that sound too good to be true. Know what typical closing costs and other refinance fees will be before you sign.
   
3. Speak to a credit counselor. If you are interested in home refinance as a way to reduce monthly debt, it may be advisable to speak with a credit counselor first. Sometimes it is possible to restructure or modify current loans or debts to make them more affordable without having to refinance. Depending upon your specific situation, loan modifications, extended payment plans or other payment options may be less costly in the long run and provide the same relief for a fraction of the cost. Remember, the time to act is before you are in serious financial trouble. Plan ahead in order to keep all your options open and then make the best decision for your situation.
   
4. Get it in writing. Refinancing is a complex transaction where time is of the essence; everything from rate locks to points paid are subject to change so always be sure to get everything in writing. Never rely upon verbal approval only. In the event of a problem you will not have sufficient proof to substantiate your position.
   
5. Make copies of everything. You have probably heard the saying to err is human. Well, it certainly holds true when dealing with any type of paperwork. During the course of a mortgage or home refinance you will be required to submit many types of forms and documentation. Take a few extra minutes to make a copy of everything just in case it is needed later. Not only is it a great way to stay organized but it may help prevent the late submission of paperwork required to get the best rate.

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What Are Some Average Closing Costs?

When you are considering buying a home, you may wonder what are the average closing costs to get that home. Many want an idea of how much to save for these costs. It would be a shame to have the down payment saved for and then find out you need more money saved for the closing. This article will talk about what are some of those average closing costs.

First let us discuss there are two types of closing costs. You have non-recurring fees which are your one-time fees associated with closing your mortgage and those recurring costs that are also called prepaids. Many times non-recurring fees can be negotiated. Whereas the prepaids usually are not negotiable.

Remember you can only get an idea of the costs for these fees. From place to place they can be different. So do not look at these prices as set in stone. They are just to give you a picture of what to expect. You should find these listed on your Good Faith Estimate.

Below are a list of some of those non-recurring one-time fees for home closing costs:

• Application Fee - This is a fee that the lender requires to get your application started. This fee can include your credit report. They can range from $100 to $400. This fee is negotiable.
• Origination Fee - This fee is for the work of preparing your loan and is sometimes referred to as "points". Your loan officer is usually paid from this fee. You can expect a range of 1% to 5% (or 1 to 5 points) of the loan amount for this fee. Definitely negotiate this fee.
• Mortgage Discount Points - The name for this fee can be confusing. When you hear the word discount you think you are getting a bargain or something being lowered for you. These fees are paid to buy you a lower interest rate. So it is money you put up front to lower your rate. In a since it is a bargain when you consider you will pay less interest for your loan. Where it is confusing is you put money up front to get this bargain. Mortgage discount points can range from.5% to 2% of the loan amount. Be sure to negotiate this fee.

Now consider those average closing costs that are recurring costs, referred to as prepaids:

• Property Taxes - Depending on when you close your loan and when the seller paid his property taxes, you may have to give the seller back some money. How does this work? Keep in mind taxes are paid in advance. So if the sellers taxes were due February 28th and that paid him until July 31st, but you closed on the home May 30th. You would then owe from May 30th to July 31st to the seller. But that may not be all, the lender may collect from you the taxes due for the remainder of the year, that is from July 31st to December 31st at the closing. See why these are called prepaids! These costs cannot be negotiated. Although some sellers are willing to help in this area to help with closing the loan.
• Homeowners Insurance - This is insurance to cover any loss or damage to your home. Your lender will want this paid for at the closing. These policies can range from $300 to $1,000 depending on where you will live. Shop this fee to be sure you have the best price. Do this shopping before closing.

All of these loan closing costs are itemized on your Good Faith Estimate (GFE). By law this GFE is to be presented to you by the lender within three days after your application is accepted. Be sure to read this carefully and ask questions if you are uncertain what the fee is for.

Keep in mind your final GFE may the higher than the original one presented to you. This is because some of those final closing costs may be different. So do not be alarmed. Some fees were estimated to give you an idea of the cost. Then the actual bill for that fee may be more. Thus the GFE will reflect that. Still you will want to watch out for those unnecessary closing costs.

These are just some of the average closing costs you will find to close on your home mortgage. Do your homework ahead of time so that those fees that can be negotiated - are negotiated. Endeavor to not pay any more fees than you have to close on your home.

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Cut Costs With Home Refinancing

Home refinancing often makes good financial sense, but it's important to understand the basics to make sure you obtain the best rates and terms. Learn how with these home refinancing tips designed specifically for today's difficult economy:

Home Refinancing Tips

• Keep good credit. Although it is possible to get home refinancing with less than perfect credit, a good credit score is helpful to obtain the best rates. Obtain a copy of your credit score three to six months in advance to have plenty of time to review it for errors prior to actually applying for refinancing.
  
• Shop for rates. Compare the total cost of home refinancing including interest rate, closing costs and other fees to find the best deal. It's also a good idea to sign up for an email alert to be notified when rates reflect your target interest level then Lock-in a rate as soon as possible. Remember, rates can change rapidly so be prepared to act quickly. Work with a broker or online quote agency to locate the best rates for your area.
• Keep your home in good repair. In order to refinance the bank will perform a current appraisal as well as inspection and/or survey; depending upon how recently the home was purchased one or all of the above will be necessary. Make sure your home looks its best in order to appraise at a high enough value to reflect equity in the home. This is especially important for homes located in markets which have experienced dramatic drops in the market value of homes over the past 18 months. By keeping your home in good repair and performing regular maintenance it will be more likely to show a strong appraisal value.

• Compare the total cost of home refinancing. When comparison shopping for home loan rates it is important to compare the interest and additional fees including closing costs, appraisals and other related expenses. Points that you pay in order to reduce the interest rate can also add thousands to the final cost. Many seemingly low interest rates actually require the homeowner to purchase points in order to obtain that favorable interest rate. In some cases, what appears to be a higher initial rate may actually cost less in the long run if you don't need to purchase points. Take time to closely compare both the long term interest rate and APR or annual percentage rate.

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