Below is a list of documents that are required when you apply for a mortgage. However, every situation is unique and you may be required to provide additional documentation. So, if you are asked for more information, be cooperative and provide the information requested as soon as possible. It will help speed up the application process.

Your Property

copy of signed sales contract, including all riders

Verification of the deposit you placed on the home

Names, addresses and telephone numbers of all realtors, builders, insurance agents and attorneys involved

Copy of the listing sheet and legal description if available (if the property is a condominium, please provide condominium declaration, by-laws and most recent budget)

Your Income

Copies of your pay-stubs for the most recent 30-day period and year-to-date

Copies of your W-2 forms for the past two years

Names and addresses of all employers for the last two years

Letter explaining any gaps in employment in the past 2 years

Work visa or green card (copy front & back)

If self-employed or receive commission or bonus, interest/dividends, or rental income:

Provide full tax returns for the last two years PLUS year-to-date Profit and Loss statement. Please provide complete tax return, including attached schedules and statements. (If you have filed an extension, please supply a copy of the extension.)

K-1's for all partnerships and S-Corporations for the last two years (please double-check your return). (Most K-1's are not attached to the 1040.)

Completed and signed Federal Partnership (1065) and/or Corporate Income Tax Returns (1120), including all schedules, statements and addenda for the last two years. (This is required only if your ownership position is 25% or greater.)

If you will use Alimony or Child Support to qualify,

Provide divorce decree/court order stating amount as well as proof of receipt of funds for last year

If you receive Social Security income, Disability or VA benefits:

Provide award letter from agency or organization

Source of Funds and Down Payment

Sale of your existing home: provide a copy of the signed sales contract on your current residence and statement or listing agreement if unsold (at closing, you must also provide a settlement or closing statement)

Savings, checking or money market funds: provide copies of bank statements for the last 3 months

Stocks and bonds: provide copies of your statement from your broker or copies of certificates

Gifts: If part of your cash is to close, provide a gift affidavit and proof of receipt of funds

Based on information appearing on your application and/or your credit report, you may be required to submit additional documentation

Debt or Obligations

Prepare a list of all names, addresses, account numbers, balances, and monthly payments for all current debts with copies of the last three monthly statements

Include all names, addresses, account numbers, balances, and monthly payments for mortgage holders and/or landlords for the last two years

If you are paying alimony or child support, include marital settlement/court order stating the terms of the obligation

Check to cover the application fee(s)

A credit history is a recorded file of past and current credit that is utilized to compile a credit score. Read about credit, how it works, how to improve your score, and more by scrolling below.

What is a credit report?

Your credit payment history is recorded in a file or report. These files or reports are maintained and sold by "consumer reporting agencies" (CRAs). One type of CRA is commonly known as a credit bureau. You have a credit record on file at a credit bureau if you have ever applied for a credit or charge account, a personal loan, insurance, or a job. Your credit record contains information about your income, debts, and credit payment history. It also indicates whether you have been sued, arrested, or have filed for bankruptcy.

Do I have a right to know? What's in my report?

Yes, if you ask for it. The CRA must tell you everything in your report, including medical information and, in most cases, the sources of the information. The CRA also must give you a list of everyone who has requested your report within the past two years for employment-related requests.

What type of information do credit bureaus collect and sell?

Credit bureaus collect and sell four basic types of information:

Identification and employment information

Your name, birth date, Social Security number, employer, and spouse's name are routinely noted. The CRA may also provide information about your employment history, home ownership, income, and previous address if a creditor requests this type of information.

Payment history

Your accounts with different creditors are listed, showing how much credit has been extended and whether you've paid on time. Related events, such as referral of an overdue account to a collection agency, may also be noted.

Inquiries

CRAs must maintain a record of all creditors who have asked for your credit history within the past year and a record of those persons or businesses requesting your credit history for employment purposes for the past two years.

Public record information

Events that are a matter of public record, such as bankruptcies, foreclosures, or tax liens, may appear in your report.

What is credit scoring?

Credit scoring is a system creditors use to help determine whether to give you credit. Information about you and your credit experiences, such as your bill-paying history, the number and type of accounts you have, late payments, collection actions, outstanding debt, and the age of your accounts, is collected from your credit application and your credit report. Using a statistical program, creditors compare this information to the credit performance of consumers with similar profiles. A credit scoring system awards points for each factor that helps predict who is most likely to repay a debt. A total number of points—a credit score—helps predict how creditworthy you are, that is, how likely it is that you will repay a loan and make the payments when due.

The most widely used credit scores are FICO scores, which were developed by Fair Isaac Company, Inc. Your score will fall between 350 (high risk) and 850 (low risk).

Because your credit report is an important part of many credit scoring systems, it is very important to make sure it's accurate before you submit a credit application. To get copies of your report, contact the three major credit reporting agencies:

Equifax: (800) 685-1111

Experian (formerly TRW): (888) EXPERIAN (397-3742)

Trans Union: (800) 916-8800

These agencies may charge you up to $9.00 for your credit report.

You are entitled to receive one free credit report every 12 months from each of the nationwide consumer credit reporting companies: Equifax, Experian, and TransUnion. This free credit report may not contain your credit score and can be requested through the following website: https://www.annualcreditreport.com

Why is credit scoring used?

Credit scoring is based on real data and statistics, so it is usually more reliable than subjective or judgmental methods. It treats all applicants objectively. Judgmental methods typically rely on criteria that are not systematically tested and can vary when applied by different individuals.

How is a credit scoring model developed?

To develop a model, a creditor selects a random sample of its customers, or a sample of similar customers if their sample is not large enough, and analyzes it statistically to identify characteristics that relate to creditworthiness. Then, each of these factors is assigned a weight based on how strong a predictor it is of who would be a good credit risk. Each creditor may use its own credit scoring model, different scoring models for different types of credit, or a generic model developed by a credit scoring company.

Under the Equal Credit Opportunity Act, a credit scoring system may not use certain characteristics like race, sex, marital status, national origin, or religion as factors. However, creditors are allowed to use age in properly designed scoring systems. But any scoring system that includes age must give equal treatment to elderly applicants.

How reliable is the credit scoring system?

Credit scoring systems enable creditors to evaluate millions of applicants consistently and impartially based on many different characteristics. But to be statistically valid, credit scoring systems must be based on a large enough sample. Remember that these systems generally vary from creditor to creditor.

Although you may think such a system is arbitrary or impersonal, it can help make decisions faster, more accurately, and more impartially than individuals when it is properly designed. And many creditors design their systems so that in marginal cases, applicants whose scores are not high enough to pass easily or are low enough to fail absolutely are referred to a credit manager who decides whether the company or lender will extend credit. This may allow for discussion and negotiation between the credit manager and the consumer.

What can I do to improve my score?

Credit scoring models are complex and often vary among creditors and for different types of credit. If one factor changes, your score may change, but improvement generally depends on how that factor relates to other factors considered by the model. Only the creditor can explain what might improve your score under the particular model used to evaluate your credit application.

Nevertheless, scoring models generally evaluate the following types of information in your credit report:

Have you paid your bills on time? Payment history is typically a significant factor. It is likely that your score will be negatively affected if you have paid bills late, had an account referred to collections, or declared bankruptcy, if that history is reflected on your credit report.

What is your outstanding debt? Many scoring models evaluate the amount of debt you have compared to your credit limits. If the amount you owe is close to your credit limit, that is likely to have a negative effect on your score.

How long is your credit history? Generally, models consider the length of your credit track record. An insufficient credit history may have an effect on your score, but that can be offset by other factors, such as timely payments and low balances.

Have you applied for new credit recently? Many scoring models consider whether you have applied for credit recently by looking at "inquiries" on your credit report when you apply for credit. If you have applied for too many new accounts recently, that may negatively affect your score. However, not all inquiries are counted. Inquiries by creditors who are monitoring your account or looking at credit reports to make "prescreened" credit offers are not counted.

How many and what types of credit accounts do you have? Although it is generally good to have established credit accounts, too many credit card accounts may have a negative effect on your score. In addition, many models consider the type of credit accounts you have. For example, under some scoring models, loans from finance companies may negatively affect your credit score.

Scoring models may be based on more than just information in your credit report. For example, the model may consider information from your credit application as well: your job or occupation, length of employment, or whether you own a home.

To improve your credit score under most models, concentrate on paying your bills on time, paying down outstanding balances, and not taking on new debt. It's likely to take some time to improve your score significantly.

What happens if you are denied credit or don't get the terms you want?

If you've been denied credit or didn't get the rate or credit terms you wanted, ask the creditor if a credit scoring system was used. If so, ask what characteristics or factors were used in that system and the best ways to improve your application. If you get credit, ask the creditor whether you are getting the best rate and terms available and, if not, why. If you are not offered the best rate available because of inaccuracies in your credit report, be sure to dispute the inaccurate information.

If you are denied credit, the Equal Credit Opportunity Act requires that the creditor give you a notice that tells you the specific reasons your application was rejected or the fact that you have the right to learn the reasons if you ask within 60 days. Indefinite and vague reasons for denial are illegal, so ask the creditor to be specific. Acceptable reasons include: "Your income was low" or "You haven't been employed long enough." Unacceptable reasons include: "You didn't meet our minimum standards" or "You didn't receive enough points on our credit scoring system."

If a creditor says you were denied credit because you are too near your credit limits on your charge cards or you have too many credit card accounts, you may want to reapply after paying down your balances or closing some accounts. Credit scoring systems consider updated information and change over time.

Sometimes you can be denied credit because of information from a credit report. If so, the Fair Credit Reporting Act requires the creditor to give you the name, address, and phone number of the credit reporting agency that supplied the information. You should contact that agency to find out what your report says. This information is free if you request it within 60 days of being turned down for credit. The credit reporting agency can tell you what's in your report, but only the creditor can tell you why your application was denied.

Fair Credit Reporting Act

The Fair Credit Reporting Act (FCRA) is designed to help ensure that CRAs furnish correct and complete information to businesses to use when evaluating their applications.

Your rights under the Fair Credit Reporting Act:

You have the right to receive a copy of your credit report. The copy of your report must contain all of the information in your file at the time of your request.

You have the right to know the name of anyone who received your credit report in the last year for most purposes or in the last two years for employment purposes.

Any company that denies your application must supply the name and address of the CRA they contacted, provided the denial was based on information given by the CRA.

You have the right to a free copy of your credit report when your application is denied because of information supplied by the CRA. Your request must be made within 60 days of receiving your denial notice.

If you contest the completeness or accuracy of information in your report, you should file a dispute with the CRA and with the company that furnished the information to the CRA. Both the CRA and the furnisher of information are legally obligated to reinvestigate your dispute.

You have a right to add a summary explanation to your credit report if your dispute is not resolved to your satisfaction.

A closing cost is a payment required to finalize a home loan and is separate from a down payment. Read about closing costs, their purpose, how you can pay them, and more by scrolling below.

What happens at closing?

"Closing" is the last step of buying and financing a home, and the property is officially transferred from the seller to you. At closing, you and all the other parties in the mortgage loan transaction sign the necessary documents.

Your closing may include some or all of these entities: real estate agents, your attorney, the seller’s attorney, the lender's representative, title and escrow firm representatives, clerks, secretaries, and other staff. Closing can take anywhere from 1 hour to several hours, depending on contingency clauses in the purchase offer or any escrow instructions needing to be executed.

Most paperwork for a closing or settlement is done by attorneys and real estate professionals. You may or may not be involved in some of the closing activities; it depends on who you are working with.

Your closing may include some or all of these entities: real estate agents, your attorney, the seller’s attorney, the lender's representative, title and escrow firm representatives, clerks, secretaries, and other staff. Closing can take anywhere from 1 hour to several hours, depending on contingency clauses in the purchase offer or any escrow instructions needing to be executed.

In most states, the settlement is completed by a title or escrow firm, in which you forward all materials and information, plus the appropriate cashier's checks or bank wire, so the firm can make the necessary disbursement. Your representative will deliver the check to the seller and then give the keys to you.

Statutory Closing Costs

These are expenses you have to pay to state and local agencies, even if you paid cash for the house and didn't need a mortgage:

Transfer Taxes: It is required by some localities to transfer the title and deed from the seller to the buyer.

Deed Recording Fees: To pay for the County Clerk to record the deed and mortgage and to change the property tax billing.

Pro-Rated Taxes: Property taxes may need to be split between the buyer and the seller since they are due at different times of the year. For example, if taxes are due in October and you close in August, you would owe taxes for 2-months, and the seller would owe for the other 10-months. Pro-rated taxes are usually paid based on the number of days, not months of ownership. Some lenders may require you to set up an escrow account to cover these bills. If not, you may want to set one up yourself to insure the funds are set aside for these important expenses.

State & Local Fees Other state and local mortgage taxes and fees may apply.

Third-party costs

There may be expenses paid to others like agents, attorneys, inspectors or insurance firms, even if you paid cash for the property.

Attorney Fees: You may want to hire an attorney when purchasing a home. They usually charge a percentage of the selling price up to 1%, or some work is done on an hourly basis or for a flat fee.

Title Search Costs: Usually, your attorney will perform or arrange for the title search to ensure there are no obstacles such as liens or lawsuits regarding the property. Or you may work with a title company to verify a clear property title.

Homeowner's Insurance: Most lenders require you prepay the first year's premium for homeowners insurance, sometimes called hazard insurance, and must show proof of payment at the closing. This insures that the investment will be secured even if the property is destroyed.

Real Estate Agent's Sales Commission: The seller pays the real estate agent's commission, and if one agent lists the property and another sells it, the commission is usually split. The commission is negotiable between the seller and the agent.

Lender Charges

Origination Fee: For processing the mortgage application, there may be a flat fee or a percentage of the mortgage loan.

Credit Report: Most lenders require a credit report on you and your spouse, or an equity partner. This fee is often a part of the origination fee.

Points: One point is equal to 1% of the amount borrowed and can be payable when the loan is approved either before or at closing. Points can be shared with the seller, which is negotiable in the purchase offer. Some lenders will let you finance points, which will add to the mortgage cost. If you pay the points up front, they are tax deductible in the year they are paid. Different deductibility rules apply to second-home loans.

Lender's Attorney's Fees For your attorney to draw-up documents, to ensure that the title is clear, and for representation at the closing.

Document Preparation Fees: There are several documents and papers prepared during the home-buying process, ranging from the application to the closing. Lenders may charge for this, or the fees may be included in the application and/or attorney’s fees.

Preparation of Amortization Schedule: Some lenders will prepare a detailed amortization schedule for the full term of your mortgage. This is usually done for fixed mortgages or adjustable mortgages.

Land Survey: Lenders may require that the property be surveyed to ensure it has not been encroached on and to verify the buildings and improvements to the property.

Appraisals: Professional appraisers can do a comparison of the value of the property to that of other recently sold neighborhood properties. Lenders want to be sure the property is worth the value of the mortgage loan.

Lender's Mortgage Insurance: If your down payment is 20% or less, many lenders require that you purchase private mortgage insurance (PMI) for the loan amount. If you default on your loan, the lender will recover their money. These insurance premiums will continue until your principal payments plus the down payment equal 20% of the selling price and may continue for the life of the loan. The premiums are usually added to any amount you must escrow for taxes and homeowner's insurance.

Lender's Title Insurance: Even with a title search for any property obstacles, liens, or lawsuits, many lenders require insurance to protect their mortgage investment. This is a 1-time insurance premium usually paid at closing and is for the lender only, not the homebuyer.

Release Fees: If the seller has worked with a contractor who put a lien on the house and is expecting payment from the proceeds of the house sale, there may be fees to release the lien. The seller usually pays these fees, which could be negotiated in the purchase offer.

Inspections Required by Lenders: The lender may require a termite inspection if you apply for an FHA or a VA mortgage loan. In many rural areas, a water test may be required to ensure the well and water system will maintain an adequate water supply to the house;this is for quantity, not quality. Depending on the sales contract and property type, additional inspections may be required.

Prepaid Interest: The first regular mortgage payment is usually due 6–8 weeks after closing; however, interest costs begin at closing time. The lender will calculate the interest owed for that period of time, and that fraction of interest is sometimes due at closing.

Escrow Account: Lenders often require that you set up an Escrow Account, where you will make monthly payments for taxes, homeowner's insurance, and sometimes PMI (private mortgage insurance). The amount placed in this account at closing depends on when property taxes are due and the timing of the settlement transaction. The lender can give you a cost approximation during the application process for your mortgage loan.

Other up-front expenses

The major portion of other up-front expenses is the deposit or binder you make at the time of the purchase offer, the remaining cash down payment you make at closing, or it can include:

Inspections: Lenders may require inspections, and you can make your purchase offer contingent on the satisfactory completion of some other inspections, such as structural, water quality, septic, termite, roof and radon tests. You and the seller can negotiate these inspection fees.

Owner's Title Insurance: You may want to purchase title insurance in case of unforeseen problems so you're not left owing a mortgage on property you no longer own. A thorough title search ensures a clear title.

Appraisal Fees: You may want to hire an Appraiser either before you sign a purchase offer or after reviewing the lender's appraisal report.

Money to the Seller: You'll need to pay for items in the house you want that were not negotiated in the purchase offer, such as appliances, light fixtures, drapes, lawn furniture, or fuel oil and propane left in tanks.

Moving Expenses: If you are changing jobs, your new employer may pay for your relocation; otherwise, you must figure in the moving costs such as truck rentals, professional movers, cash for utility deposits like telephone, cable, electricity, etc.

Repair Expenses: In the purchase offer, you can request that the seller set up an Escrow Account to defray any costs for major cleanup, radon mitigation procedures, house painting, appliance repairs, etc. Depending on the purchase offer contract and contingency clauses, you may discover that you have expenses upon moving in.

Example: Your purchase offer contract has a clause making the purchase contingent on a satisfactory structural inspection, and it’s determined that the house needs a new roof. You can negotiate to have the seller arrange for the work to be done but this will delay the closing date. You may have to agree to a higher price for house or to pay some of the new roof repair expenses. Or you and the seller may split the cost using estimates from a contractor of your choice, and each of you will put funds into an Escrow Account. Or, the seller may be willing to reduce the sale price of the house, but either way, cash will be needed for the new roof.

Time Investment: One often overlooks major up-front costs in buying a home. The time and expenses invested in house-hunting, which can take up to 4-months, plus the time spent searching for the best mortgage for you, the right real estate agent, an attorney, and other related things that take up your valuable time.

What is RESPA?

The Real Estate Settlement Procedures Act (RESPA) contains information regarding the settlement or closing costs you are likely to face. Within 3 business days from the time of your mortgage application, your lender is required to provide you with a "Loan Estimate," which is an estimate of settlement or closing costs based on their understanding of your purchase contract. This estimate will indicate how much cash you will need at closing to cover prorated taxes, the first month's interest, and other settlement costs.

A closing cost is a payment required to finalize a home loan and is separate from a down payment. Read about closing costs, their purpose, how you can pay them, and more by scrolling below.

What is an appraisal?

An appraisal is an estimate of a property's fair market value. It's a document generally required (depending on the loan program) by a lender before loan approval to ensure that the mortgage loan amount is not more than the value of the property. The appraisal is performed by an "appraiser," typically a state-licensed professional who is trained to render expert opinions concerning property values, its location, amenities, and physical conditions.

Why get an appraisal?

Obtaining a loan is the most common reason for ordering an appraisal; however, there are other reasons to get one:

• Contesting high property taxes
• Establishing the replacement cost for insurance purposes
• Divorce settlement
• Estate settlement
• Negotiating tools in real estate transactions
• Determining a reasonable price when selling real estate
• Protecting your rights in an eminent domain case
• A government agency requirement
• A lawsuit

What are appraisal methods?

There are 3 common approaches, or appraisal methods, used by appraisers to establish property value. After thorough exercise of all 3, a final value estimate is correlated. When evaluating single-family, owner-occupied properties, the sales comparison approach is heavily weighted by an appraiser.

1. Cost Approach: A formula is used to obtain the property value: land value (vacant) added to the cost to reconstruct the appraised building as new on the date of value, less accrued depreciation the building suffers in comparison with a new building.
2. Sales Comparison Approach: The appraiser identifies 3 to 4 comparable comparable recently sold properties in the neighborhood, ideally those sold in the previous 6 months and within ½ mile of the subject property. A comparison is done between the recently sold properties and the subject property, including square footage, number of bedrooms and bathrooms, property age, lot size, view, and property condition.
3. Income Approach: The potential net income of the property is capitalized to arrive at a property value. Capitalization is the process of converting a future income stream into a present value. This approach is suited to income-providing properties and is used in conjunction with other valuation methods.

Who owns the appraisal?

The mortgage company owns the appraisal even though the borrower paid for it. This is because the mortgage company orders the appraisal on the borrower's behalf, and the appraiser lists that mortgage company on the report. The borrower does have the right to receive a copy; however, it's the mortgage company's discretion to give the borrower the original appraisal report.

Can another mortgage company be used after the completed appraisal?

Yes. In most cases, you will not have to pay for another appraisal if you change your mortgage company, and depending on the type of loan program, the first lender can transfer it to the new lender. Some appraisal firms may charge a small fee because additional clerical work is required to reflect the new mortgage company; this is called an "Appraisal Retype Fee.". The original mortgage company has the right to refuse to transfer the appraisal to another lender. In this case, a new appraisal is needed.

Who determines the market value of a property?

The property seller sets the price, especially for residential property, not the appraiser. Sellers usually don't order an appraisal because they want to obtain the highest price for their home and, therefore, don't want to be bound by the appraiser's assessment.

The real estate agent receives a percentage of the price as compensation, often represents the seller in the transaction, and assists them in setting the sale price. They perform a comparative market analysis (CMA), which real estate agents in most states are allowed to perform without an appraiser's license or certification. The CMA is vital to the agent’s preparation for a listing, examining recent property sales in the neighborhood to arrive at a listing price. Typically, the agent will suggest a price to the seller based on the CMA; however, the seller may choose to list their property for a higher price.

How can I assist my appraiser?

It's to your advantage to help the Appraiser perform the assessment by providing additional information:

What is the purpose for the appraisal?

Is the property listed for sale, and if so, for what price and with whom?

Is there a mortgage? And if so, with whom, when placed, for how much and what type (FHA, VA, etc.), at what interest rate, or other type of financing?

Are any personal properties or appliances included in the property?

With an income-producing property, what are the income breakdown and expenses for the last year or two? A copy of the lease may be required.

Provide a copy of the deed, survey, purchase agreement, or additional property papers.

Provide a copy of the current real estate tax bill, statement of special assessments, or balance owed on anything, i.e. sewer, water, etc.

What is private mortgage insurance (PMI)?

On a conventional mortgage, when your down payment is less than 20% of the purchase price of the home, mortgage lenders usually require you to get private mortgage insurance (PMI) to protect them in case you default on your mortgage. Sometimes you may need to pay up to a year's worth of PMI premiums at closing, which can cost several hundred dollars. The best way to avoid this extra expense is to make a 20% down payment or ask about other loan program options.

How does PMI work?

PMI companies write insurance policies to protect approximately the top 20% of the mortgage against default. This depends on the lender's and investor's requirements, the loan-to-value ratio, and the type of loan program involved. Should a default occur, the lender will sell the property to liquidate the debt, and the PMI companywill reimburse the lender will reimburse the lender for any remaining amount up to the policy value.

Could obtaining PMI help me qualify for a larger loan?

Yes, it will help you obtain a larger loan; here’s why. Let's say that you are a family with $42,000 annual gross income and monthly revolving debts of $800 for car payments and credit cards, and you have $10,000 for your down payment and closing costs on a 7%-interest mortgage. Without PMI, the maximum price you can afford is $44,600, but with PMI covering the lender's risk, you can now buy a $62,300 house. PMI has afforded you 39% more houses.

How much does PMI cost?

PMI costs vary from insurer to insurer and from plan to plan. Example: A highly leveraged adjustable-rate mortgage requires the borrower to pay a higher premium to get coverage. Buyers with a 5% down payment can expect to pay a premium of approximately 0.78% times the annual loan amount, $92.67 monthly for a $150,000 purchase price. But the PMI premium would drop to 0.52% of the annual amount, or $58.50 monthly, if a 10% down payment was made.

How is PMI paid?

PMI fees can be paid in many ways, depending on the company used:

Borrowers can choose to pay the 1-year premium at closing, and then an annual renewal premium is collected monthly as part of the house payment.

Borrowers can choose to pay no premium at closing but add on a slightly higher premium monthly to the principal, interest, tax, and insurance payment.

Borrowers who want to sidestep paying PMI at closing but don't want to increase their monthly house payment can finance a lump-sum PMI premium into their loan. Should the PMI be canceled before the loan term expires through refinancing, paying off the loan, or removal by the loan provider, the borrower may obtain a rebate of the premium.

How does the buyer apply for PMI?

Typically, the buyer covers the cost of PMI, but the lender is the PMI company's client and shops for insurance on behalf of the borrower. Lenders usually deal with only a few PMI companies because they know the guidelines for those insurers. This can be a problem when one of the lender's prime companies turns down a loan because the borrower doesn’t fit its risk parameters. A lender might follow suit and deny the loan application without consulting a second PMI company, which could leave all parties in an undesirable position. The lender has the difficult task of being fair to the borrower while shopping for the most effective way to lessen liability.

What is the history of PMI?

The private mortgage insurance industry originated in the 1950's with the first large carrier, Mortgage Guaranty Insurance Corporation (MGIC). They were referred to as "magic," as these early PMI methods were deemed to "magically" assist in getting lender approval on otherwise unacceptable loan packages. Today, there are 8 PMI underwriting companies in the United States.

Cancellation of PMI

The Homeowners Protection Act of 1998 established rules for automatic termination and borrower cancellation of Private Mortgage Insurance (PMI) for home mortgages. These protections apply to certain home mortgages signed on or after July 29, 1999, for the home purchase, initial construction, or refinance of a single-family home. It does not apply to government-insured FHA or VA loans or to loans with lender-paid PMI.

With certain exceptions (home mortgages signed on or after July 29, 1999), your PMI must be terminated automatically when 22% of the equity of your home is reached, based on the original property value and if your mortgage payments are current. It can also be canceled at your request, with certain exceptions, when you reach 20% equity, again based on the original property value, if your mortgage payments are current.

Exceptions:

1. If your loan is "high risk,"
2. You have not been current on your payments within the year prior to termination or cancellation
3. If you have other liens on your property,

Ask your lender or mortgage servicer for information about these requirements. If you signed your mortgage before July 29, 1999, you can request to have the PMI canceled once you exceed 20% home equity. But federal law does not require your lender or mortgage servicer to cancel the insurance.

PMI companies

Amerin Guaranty Corporation

303 East Wacker Drive, Suite 900

Chicago, IL 60601

Tel: 800-257-7643

Fax: 312-540-0564

PMI Mortgage Insurance Company

601 Mongomery Street

San Francisco, CA 94111

Tel: 800-288-1970

Fax: 415-291-6175

Commonwealth Mortgage Assurance Company

1601 Market Street

Philadelphia, PA 19103-2197

Tel: 800-523-1988

Fax: 215-496-0346

Republic Mortgage Insurance Co.

P.O. Box 2514

Winston-Salem, NC, 27102-9954

Tel: 800-999-7642

Fax: 919-661-0049

G.E. Capital Mortgage Insurance Corporation

P.O. Box 177800

Raleigh, NC 27615

Tel: 800-334-9270

Fax: 919-846-4260

Triad Guaranty Insurance Corp.

P.O. Box 25623

Winston-Salem, NC 27114

Tel: 800-451-4872

Fax: 919-723-0343

Mortgage Guaranty Insurance Corporation

P.O. Box 488

Milwaukee, WI 53201

Tel: 800-558-9900

Fax: 414-347-6802

United Guaranty Corporation

P.O. Box 21567

Greensboro, NC 27420

Tel: 800-334-8966

Fax: 919-230-1946

Fair Credit Reporting Act

The Fair Credit Reporting Act (FCRA) is designed to help ensure that CRAs furnish correct and complete information to businesses to use when evaluating their applications.

Your rights under the Fair Credit Reporting Act:

You have the right to receive a copy of your credit report. The copy of your report must contain all of the information in your file at the time of your request.

You have the right to know the name of anyone who received your credit report in the last year for most purposes or in the last two years for employment purposes.

Any company that denies your application must supply the name and address of the CRA they contacted, provided the denial was based on information given by the CRA.

You have the right to a free copy of your credit report when your application is denied because of information supplied by the CRA. Your request must be made within 60 days of receiving your denial notice.

If you contest the completeness or accuracy of information in your report, you should file a dispute with the CRA and with the company that furnished the information to the CRA. Both the CRA and the furnisher of information are legally obligated to reinvestigate your dispute.

You have a right to add a summary explanation to your credit report if your dispute is not resolved to your satisfaction.

When should I refinance?

It's generally a good time to refinance when mortgage rates are 2% lower than the current rate on your loan. It may be a viable option even if the interest rate difference is only 1% or less. Any reduction can trim your monthly mortgage payments. Example: Your payment, excluding taxes and insurance, would be about $770 on a $100,000 loan at 8.5%; if the rate were lowered to 7.5%, your payment would then be $700. Now you're saving $70 per month. Your savings depend on your income, budget, loan amount, and interest rate changes. Your trusted lender can help you calculate your options.

Should I refinance? if I plan on moving soon?

Most lenders charge fees to refinance a loan. So, if you plan to only stay in the property for a couple of years, your monthly savings may not accumulate to recoup these costs. Example: A lender charged $1,000 to refinance your loan, which resulted in saving you $50 each month; it would take 20 months to recoup your initial costs. Some lenders will charge a slightly higher than average interest rate on refinance loans but will waive all costs associated with the loan. This will depend on the interest rate on your current loan.

How much will it cost me to refinance?

Starting with an application fee of $250–$350, you may need to pay an origination fee, typically 1% of your loan amount. In most cases, you will pay the same costs you had with your current home loan for the title search, title insurance, lender fees, etc. The total sum could cost up to 2–3 percent of the loan amount. If you don’t have the funds to pay for associated loan costs, you can search for lenders that offer "no-cost" loans, which will charge a slightly higher interest rate.

What are points?

A point is a percentage of the loan amount, or 1-point = 1% of the loan, so one point on a $100,000 loan is $1,000. Points are costs that need to be paid to a lender to get mortgage financing under specified terms. Discount points are fees used to lower the interest rate on a mortgage loan by paying some of this interest up front. Lenders may refer to costs in terms of basic points in hundredths of a percent: 100 basis points = 1 point, or 1% of the loan amount.

Should I pay points to lower my interest rate?

Yes, if you plan to stay on the property for at least a few years. Paying discount points to lower the loan's interest rate is a good way to lower your required monthly loan payment and possibly increase the loan amount that you can afford to borrow. However, if you plan to stay in the property for only a year or two, your monthly savings may not be enough to recoup the cost of the discount points that you paid up front.

What does it mean to lock the interest rate?

Mortgage rates can change from the day you apply for a loan to the day you close the transaction. If interest rates rise sharply during the application process it can increase the borrower’s mortgage payment unexpectedly. Therefore, a lender can allow the borrower to "lock-in" the loan’s interest rate guaranteeing that rate for a specified time period, often 30-60 days, sometimes for a fee.

Should I lock-in my interest rate?

It's unsure how interest rates will move at any given time, but your lender may estimate where interest rates are headed. If interest rates are expected to be volatile in the near future, considering locking your interest rate may be good because it allows you to qualify for the loan. Or, if your budget could handle a higher loan payment, or lender's lock fees, you may want to let interest rates "float" until the loan closing.

I've had credit problems in the past. Does this impact my chances of getting a home loan?

Even with poor credit, getting a home loan is still possible. A lender will consider you a risky borrower, and to compensate for this, they will charge you a higher interest rate and expect a higher down payment, usually 20%–50%. The worse your credit history is, the more you can expect to pay.

I've only been late a couple of times on my credit card bills. Does this mean I will have to pay an extremely high interest rate?

Not necessarily. If you've been late with your payments less than three times in the past year and the payments were no more than 30 days late, you still have a good chance of getting a competitive interest rate. Most lenders will accept certain reasons for this, like an illness or a job change, but explanations are required.

Should I choose the lender with the lowest interest rate and costs?

There are two important things to consider when choosing one lender over another:

Quality of Service: Especially for first-time homebuyers who will have many questions about the total financing process and available loan options. Finding a lender with outstanding service skills that you trust will comfortably guide you every step of the way, so ask questions even before you fill out an application.

Cost of Services: It’s good to ask potential lenders upfront what they charge for their services and any fees involved. They should be able to give you facts and get you through the financing process so that you feel confident knowing that you made a good decision by choosing them.

What is a foreclosure?

It's when a homeowner is unable to make principal and/or interest payments on their mortgage. The lender, a bank or building society, can seize and sell the property as stipulated in the terms of the mortgage contract.

What happens when a mortgage payment is missed?

Unfortunately, Foreclosure can happen. By missing a mortgage payment, your lender has the legal means to repossess your home and force you to move out. If your property is worth less than the total amount you owe on your loan, a Deficiency Judgment could be pursued. Both a Foreclosure and a Deficiency Judgment can affect your ability to qualify for credit in the future. So you should avoid foreclosure, if possible.

How can a foreclosure be avoided?

First of all, if you are struggling to make your payments, call or write to your lender's Loss Mitigation Department right away. Explain your situation and be prepared to provide them with financial information like your monthly income and expenses. Just follow these 3 simple rules:

1. Contact your lender as soon as you know your payment will be late.
2. Never ignore the lender's letters or phone calls.
3. Don't assume that your situation is hopeless.

What are some other solutions for "long-term" problems to avoid foreclosures?

Your lender will determine if you qualify for the following alternate solutions:. Also, a housing counseling agency can help you with your options and interact with your lender on your behalf.

Mortgage Modification: If you can currently make your regular payment but can’t catch-up on the past-due amount, the lender may agree to modify your mortgage. One way is to add the past-due amount into your existing loan and finance it long-term. Mortgage Modification may also be possible if you can no longer make your payments at the former level. The lender may modify your mortgage and extend the loan length, or perhaps take steps to reduce your current payments.

Pre-Foreclosure Sale: Foreclosure can be avoided by selling your property for a lesser amount than is necessary to pay off your mortgage loan. You may qualify if:

1. The loan is at least 2 months delinquent
2. The house is sold within 3–5 months
3. A new appraisal that the lender will obtain indicates that the home value meets program guidelines.

Deed in Lieu of Foreclosure: This is when the lender allows you to give-back your property and forgives the debt. It does have a negative impact on your credit record; however, it's better than foreclosure. The lender may require that house be "For Sale" for a specific time period before agreeing. This route may not be possible if there are other liens against the home.

For FHA loans, the lender may assist you in getting a one-time payment from the FHA Insurance Fund. The homeowner must prove the ability to resume making full mortgage payments on time, and other conditions apply:

A Promissory Note must be signed, allowing HUD to place a lien on your property for the amount received from the FHA Insurance Fund.

The note is interest-free but must be repaid eventually.

The note becomes due when you pay off the loan, transfer title, or sell the property.

For VA Loans: The Veteran's Administration Loan Centers offer financial services designed to help homeowners avoid foreclosure and options for your specific situation.

What are some other solutions for "temporary" problems to avoid foreclosures?

Reinstatement: This is possible when you are behind in payments but can promise to pay a lump sum of money to bring your regular payments back by a specific date.

Forbearance: It may be allowed to delay payments for a short period with the understanding that another option will be used to bring the account current later.

Repayment Plan: If your account is past due but you can now make regular payments again, the lender may allow you to catch up by adding a portion of the overdue amount to a certain number of monthly payments until your account becomes current.

Partial Claim: Your lender may be able to help you obtain a one-time payment from the FHA Insurance Fund to bring your mortgage current if you qualify.

You may qualify if you are able to begin making full mortgage payments again.

When your lender files a partial claim on your behalf, the U.S. Department of Housing & Urban Development will pay your lender the amount necessary to bring your mortgage current. You must execute a promissory note, and a lien will be placed on your property until the note is fully paid. The note is interest-free and is due when you pay off the first mortgage or when the property is sold.