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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.
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Should you refinance? Own a Home?
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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.
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Complete Short Form for LOWEST
Home Loan Rates
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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.
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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.
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(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.
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Application Fee. This charge imposed by your
lender covers the initial costs of processing your
loan request and checking your credit report.
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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 ________
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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.
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Appraisal Fee. This fee pays for an appraisal
which is a supportable and defensible estimate or
opinion of the value of the property.
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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:
- 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?
- 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?
- 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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