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NJPAIP Consumer Help Articles: This article titled;  Looking to Refinance Your Home?

If you are a homeowner who was lucky enough to buy when mortgage rates were low, you may have no interest in refinancing your present loan. But perhaps you bought your home when rates were higher. Or perhaps you have an adjustable-rate loan and would like to obtain different terms. 

Should you refinance? Own a Home?

This brochure will answer some questions that may help you decide. If you do refinance, the process will remind you of what you went through in obtaining the original mortgage. That's because, in reality, refinancing a mortgage is simply taking out a new mortgage. You will encounter many of the same procedures--and the same types of costs--the second time around.

Complete Short Form for LOWEST Home Loan Rates

Refinance Now can be worthwhile, but it does not make good financial sense for everyone. A general rule of thumb is that refinancing becomes worth your while if the current interest rate on your mortgage is at least 2 percentage points higher than the prevailing market rate. This figure is generally accepted as the safe margin when balancing the costs of refinancing a mortgage against the savings.
There are other considerations, too, such as how long you plan to stay in the house. Most sources say that it takes at least three years to realize fully the savings from a lower interest rate, given the costs of the refinancing.
(Depending on your loan amount and the particular circumstances, however, you might choose to refinance a loan that is only 1.5 percentage points higher than the current rate. You may even find you could recoup the refinancing costs in a shorter time.)

Refinancing can be a good idea for homeowners who:

  • want to get out of a high interest rate loan to take advantage of lower rates Consolidate High Interest Credit Card Debt. This is a good idea only if they intend to stay in the house long enough to make the additional fees worthwhile.
  • have an adjustable-rate mortgage (ARM) and want a fixed-rate loan to have the certainty of knowing exactly what the mortgage payment will be for the life of the loan.Lower your monthly payments. Refinance Loans without perfect credit
  • want to convert to an ARM with a lower interest rate or more protective features (such as a better rate and payment caps) than the ARM they currently have.
  • want to build up equity more quickly by converting to a loan with a shorter term.
  • want to draw on the equity built up in their house to get cash for a major purchase or for their children's education.

If you decide that a refinancing is not worth the costs, ask your lender whether you may be able to obtain all or some of the new terms you want by agreeing to a modification of your existing loan instead of a refinancing. What Are the Costs of Refinancing?

The fees described below are the charges that you are most likely to encounter in a refinancing.

  • Application Fee. This charge imposed by your lender covers the initial costs of processing your loan request and checking your credit report.
  • Title Search and Title Insurance. This charge will cover the cost of examining the public record to confirm ownership of the real estate. It also covers the cost of a policy, usually issued by a title insurance company, that insures the policy holder in a specific amount for any loss caused by discrepancies in the title to the property. Be sure to ask the company carrying the present policy if it can re-issue your policy at a re-issue rate.

Because costs may vary significantly from area to area and from lender to lender, the following are ESTIMATES ONLY. Your actual closing costs may be higher or lower than the ranges indicated below:

  • Application Fee $ 75.00 to $300.00
  • Appraisal Fee 150.00 to 400.00
  • Survey Costs 125.00 to 300.00
  • Homeowner's Hazard Insurance 300.00 to 600.00
  • Lender's Attorney's Review Fees 75.00 to 200.00
  • Title Search and Title Insurance 450.00 to 600.00
  • Home Inspection Fees 175.00 to 350.00
  • Loan Origination Fees 1.00% of loan
  • Mortgage Insurance 0.50% to 1.0%
  • Points 1.00% to 3.0%
  • Your Attorney ________
  • Lender's Attorney's Review Fees. The lender will usually charge you for fees paid to their own lawyer or company that conducts the closing for the lender. In most situations, the attorney conducting settlement is providing a service to the lender.

    You may also be required to pay for other legal services relating to your loan which are provided to the lender. You should retain your own attorney to represent you at all stages of the transaction including settlement. The cost of your attorney should be discussed in advance and added to the list of costs above.

  • Loan Origination Fees and Points. The origination fee is charged for the lender's work in evaluating and preparing your mortgage loan. Points are prepaid finance charges imposed by the lender at closing to increase the lender's yield beyond the stated interest rate on the mortgage note. One point equals one percent of the loan amount.

    For example, one point on a $75,000 loan would be $750. In some cases, the points you pay can be financed by adding them to the loan amount. The total number of points a lender charges will depend on market conditions and the interest rate to be charged.

  • Appraisal Fee. This fee pays for an appraisal which is a supportable and defensible estimate or opinion of the value of the property.
  • Miscellaneous. Depending on the type of loan you have and other factors, another major expense you might face is the fee for a VA loan guarantee, FHA mortgage insurance, or private mortgage insurance. There are a few other closing costs in addition to these.

Should You Refinance Your ARM?

In deciding whether to refinance an ARM you should consider these questions:

  1. Is the next interest rate adjustment on your existing loan likely to increase your monthly payments substantially? Will the new interest rate be two or three percent age points higher than the prevailing rates being offered for either fixed-rate loans other ARMs?
  2. If the current mortgage sets a cap on your monthly payments, are those payments large enough to pay off your loan by the end of the original term?
  3. Will refinancing to a new ARM or a fixed-rate loan enable] you to pay your loan in full by the end the term?

Conclusion

In conclusion, a homeowner should plan on paying an average of 3 to 6 percent of the outstanding principal in refinancing costs, plus any prepayment penalties and the costs of paying off any second mortgages that may exist.

One way of saving on some of these costs is to check first with the lender who holds your current mortgage. The lender may be willing to waive some of them, especially if the work relating to the mortgage closing is still current. This could include the fees for the title search, inspections, and so on.

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    Understanding Your Credit Score

    Your Credit Score is used by anyone loaning you money. Credit card companies, home equity lenders, auto loan lenders and finance companies all use a model created by Fair, Isaac and Co, the San Rafael, California company that pioneered credit scoring 40 years ago and dominates the field today. This score is most often known as FICO and serves as a snapshot of your credit history.

    A low score can raise the price of your loan and a very low score can mean denial of your loan completely. Here are the approximate percentages that determine your FICO Score.

    • Payment history (35%). The largest factor determined on your FICO score is your basic payment history. The number of unpaid bills you have, any bills sent to collection, bankruptcies etc... The more recent the problem, .
    • Outstanding Debt (30%). Are your cards maxed out? High balances or more precisely, balances that are close to your credit limit can negatively effect your score. Keep your balances below 30%.
    • Length of your credit history (15%). How long have your accounts been open? The longer, the better.
    • Recent inquiries (10%). Every time you apply for credit of any kind, you create an inquiry on your credit report. Lots of Inquiries negatively effect your score.
    • Types of credit in use (10%). Current loans from finance companies. How many and how much.

    Your score will range between 300 and 870. The higher the better. As your score increases, your credit risk decreases. Exact  numbers differ by lending institution but the average high approval score is 680 or above. Often times your score is taken from all three credit reporting companies  and the middle score or average score is used.

    Depending on the lending institution, your score can cost you. Some lenders will charge a higher interest rate if your score is below 600

    When you apply for credit your score does not come directly from FICO. Instead each bureau has its own version of the rating system with its own name.

    Equifax is called Beacon
    Trans Union is Empirica
    Experian is Experian/Fair Issac

    A credit score of 680 or above can save you money, especially for home loans. If you are considering a significant loan you will want to be sure to check your credit reports first. If negative items appear on your report you have two choices. Live with it for 7 to 10 years or dispute these items.


     

    Thinking about Credit

    Credit cards have a psychological effect on most people. We have all charged something and not felt we paid for it. Even when we get the bill we look at the minimum payment and think " that's not so bad". Many people take this so far that it puts them in serious debt. To really get a handle on your credit spending you must take a different mind set. Thinking of your credit cards as cold hard cash is not an easy thing to do. Your fighting against Madison avenues biggest pitch and it takes some serious awareness. Here are a few things to keep in mind about your credit spending.
    • Take the amount of the purchase you intend to make and add about 20 percent to it. That's about the average percentage most people pay after you consider monthly interest rate and pay off time. Keeping this in mind makes those hard to resist bargains a little less attractive.  You are not really getting 20 bucks off on that golf club if you put it on your credit card.
    • Before you make that purchase, think, "Can I pay this off in 25 days?"
      If the answer is no then you should reconsider the purchase. It only takes a few months of not completely paying off your balances to shoot your monthly payment up.
    • Read the terms very well. Pay close attention to the interest rates and annual fees. Some annual fees are very high. Don't be tempted by a special introductory rate. They are usually for a very short time and your balance is set to the new interest rate as soon as the introduction is over.

    Understand that bad credit cost you far more money in higher interest rates on your credit cards and loans. Keep an eye on your credit score by ordering your credit reports at least once a year. Check them for accuracy and be quick to dispute anything that does not seem correct.

    Excerpt from Give Yourself Credit
    Creditor Direct Strategies

    The following is a small excerpt of the creditor direct strategies chapter.
    If you are serious about restoring your credit, creditor-direct work should commence as soon as you see your first set of credit reports. Creditor-direct requires a lot of time and street smarts. You will be dealing with savvy negotiators in powerful corporations. You will often be discouraged, denied, and blamed, but you must not be intimidated. Remember, if you make the same request enough times within any corporation, you will eventually get what you want.
    Settling Your Debts
    Many times we have been asked, "Can I just delete the negative listing without paying the debt?" In most cases, the question comes from someone attempting to dishonestly escape a financial obligation. While it is true that negative debt listings can be deleted from the credit report - even while the debt remains unpaid - it is also true that these listings stand a good chance of reappearing on the credit file sooner or later. There is a better alternative than attempting to escape the debt.

    You can create a true win-win situation by settling the debt with the creditor. It is our experience that the average consumer settles a debt for about 75 cents on the dollar. It is also our experience that a professional negotiator will settle an average debt for about 60 cents on the dollar, including their fee. There is rarely a good reason to attempt your own debt settlement. Creditors will not take you half as seriously as they will take your attorney. Handled properly, you will save time and money by seeking a good attorney to negotiate with your creditors.

    Understanding the True Risks and Realities of Overdue Debts
    Most consumers overestimate the risk involved with overdue debts. They worry about possible repercussions such as wage garnishment and property seizure by their creditors. When the debt relates to a secured property, such as an automobile or a home, the possibility of repossession is serious, but unsecured debts, such as credit cards and deficiencies are much less pressing.

    In fact, very few creditors will push all the way to a garnishment on a relatively small unsecured debt. Garnishment and seizure are a creditor's most terrifying weapons used to collect past due debt, but they are expensive and time-consuming. Even if the creditor went all the way to recover the debt, they probably wouldn't be able to recover enough to offset their collection costs. There is little risk of a creditor taking an unsecured debt past simple collections.

    It is important to remember, however, that the creditor would be in his rights to get a garnishment and seize property, even for a small debt. There is some risk of financial reprisals when a debt goes unpaid. Many consumers fold under the perceived strain of unpaid debts. Hundreds of bankruptcies take place in the United States each week for amounts under $5000.

    These consumers are so intimidated by their creditors, that they flee to bankruptcy, even though bankruptcy can bring total financial devastation for at least the next ten years. If these same consumers had simply waited, and ignored the threatening letters and telephone calls, they would have realized that their creditors were all bark and no bite. Bankruptcy is the best option for a few consumers, but it is much over-used. And, when a consumer files for bankruptcy, everyone loses - especially the creditors.

    The risks of judgments, garnishments, and property seizures must be properly balanced against the likelihood that such drastic collection measures will ever happen. The risks, and the decision to take that risk, are entirely yours if you're in such a position.

    Which Debts Can Be Settled?
    An unsecured debt is a debt where there is no collateral. Unsecured debts include medical bills, credit cards, department store cards, personal loans, collection accounts, student loans, amounts remaining after foreclosure or repossession, and bounced checks. Most unsecured debts can be settled. But, utility companies generally won't settle for less than the full balance. There are some few creditors, who will never compromise, but most will take a less-than-full payment as settlement in full to close a troublesome account.

    Secured, collateralized debts, such as a home or automobile, are another story. If the creditor can simply repossess the property, why should he negotiate? You can often renegotiate a short payment relief with a secured debt, but don't attempt to settle the account while you still possess the property.

    Also, the creditor must have a good reason to want to settle. If the account is paid current, and there is no recent history of late payment, it will be difficult to convince the creditor that it is in their best interest to settle. This should not be read as a recommendation that you stop paying your current bills. If you stop paying your current bills, you will almost certainly make your credit situation worse. Perhaps bad credit is not an issue for you at this point and you feel you must stop paying your bills in order to settle them and get back on top of your debt load. If this is the case, you make such a decision at your own risk.

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