Wednesday, December 28, 2022

How Your Credit Score Is Compiled...

 mortgage lenders near meI wanted to give you a quick breakdown of how your credit score is calculated by the credit bureaus…

35% – Payment history
The credit bureaus look at your payment history on all your accounts; the length of your positive credit history and how long you have gone without a negative item; whether there are any severe unpaid debts like bankruptcies or foreclosures; and the number and severity of delinquencies in your credit history.

30% – Amounts Owed
Too many credit accounts and a high ratio of credit balances to credit limits can affect your score. Also affecting your score is the amount of debt on each account and the level of debt paid off on term accounts.

15% – Length of Credit History
Longer credit histories result in higher scores. Important factors incorporated into credit scores are: length of credit history, length of time specific accounts have been open, and the duration of time since each account was last used.

10% – New Credit
Credit scores track consumers who suddenly take on new debt and potentially overextend themselves, by checking to see when the last time a consumer opened an account and how many accounts were opened and by looking at the number of inquiries on the consumer’s credit reports.

10% – Types of Credit Used
The type of credit you have plays an important role in determining your credit score. A “healthy mix” of installment loans (mortgage payment, auto loan) and revolving credit from banks is considered better for your score.

That’s it for today!

Have a great day.

Thanks for reading!

Brett

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Tuesday, December 27, 2022

Who Can Give A Gift On A Conventional Loan...

 Mortgage Broker AdvisorHello!

Are you planning to use a gift for the down payment or closing costs when using a Conventional Loan?

Not just anyone can give you a gift.  Here is the list of acceptable donors that can give you a gift…

-Relative

-Defined As The Borrower’s Spouse

-Child Or Other Dependent

-Or By Any Other Individual Who Is Related To The Borrower By Blood, Marriage, Adoption, Or Legal Guardianship.

-The Donor May Not Be Or Have Any Affiliation With The Builder, The Developer, The Real Estate Agent, Or Any Other Interested Party To The Transaction.

-FiancĂ©, FiancĂ©e, Or Domestic Partner O Domestic Partner – An Unrelated Individual Who Shares A Committed Relationship With The Primary Wage Earner, Currently Resides In The Same Household As The Primary Wage Earner, And Intends To Occupy The Security     Property With The Primary Wage Earner.

That’s it for today!

Thanks for reading!

Brett

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Wednesday, December 21, 2022

Product Spotlight: Jumbo Loan To 90% LTV

 Mortgage Broker AdvisorWe have Non QM Jumbo loans up to 90% LTV.

Loan amounts on this product go up to four million dollars.

Need at least a 660 credit score.

Acceptable means of proving income:

Tax Returns
W-2's
Bank Statement Deposits
1099 only
P&L

So, if you need a high loan to value Jumbo loan this might be a good fit.  Particularly if you need alternative means of proving your income.

That's it for today!

Thanks for reading!

Brett

 

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Monday, December 19, 2022

Your Down Payment Options By Loan Program...

 Mortgage Broker AdvisorI have borrowers ask me every day how much they need to put down to purchase a home.  Here are your minimum down payment options on the loan products currently available in the marketplace.

Loan Programs…

VA loan:  No down payment necessary.  No monthly MI.  This is the best loan going if you can qualify for it.

USDA: No down payment necessary.  No monthly MI.  Mainly for rural areas or smaller downs.  Has geographic and income restrictions.

FHA:  The minimum down payment is 3.5%.  Great rates, low monthly MI.

Fannie Mae Flex 97:  3% down.  Higher monthly MI.  This one has a bit higher rate than FHA.

The bottom line:

1)    If you have less than 5% to put down VA and USDA are best if you qualify for them.  Otherwise FHA is a wonderful loan program – very friendly to the borrower.
2)    If you have 5% or more to put down you can get a great rate and you will have multiple loan choices.

Have a good day, and thanks for reading!

Brett

 

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Your Down Payment Options By Loan Program...

 Mortgage Broker AdvisorI have borrowers ask me every day how much they need to put down to purchase a home.  Here are your minimum down payment options on the loan products currently available in the marketplace.

Loan Programs…

VA loan:  No down payment necessary.  No monthly MI.  This is the best loan going if you can qualify for it.

USDA: No down payment necessary.  No monthly MI.  Mainly for rural areas or smaller downs.  Has geographic and income restrictions.

FHA:  The minimum down payment is 3.5%.  Great rates, low monthly MI.

Fannie Mae Flex 97:  3% down.  Higher monthly MI.  This one has a bit higher rate than FHA.

The bottom line:

1)    If you have less than 5% to put down VA and USDA are best if you qualify for them.  Otherwise FHA is a wonderful loan program – very friendly to the borrower.
2)    If you have 5% or more to put down you can get a great rate and you will have multiple loan choices.

Have a good day, and thanks for reading!

Brett

 

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Wednesday, December 14, 2022

Two Ways You Can Avoid Paying Mortgage Insurance...

 Mortgage Broker AdvisorIf you have a conventional loan, and your loan to value ratio is over 80% – you will be paying monthly mortgage insurance to the lender.

No one likes paying monthly mortgage insurance. It’s extra money added to your payment every month, and it doesn't help pay down the balance of the loan.

If you want a conventional loan and your LTV is over 80%, but don’t want to pay monthly mortgage insurance, here are two ways to avoid this…

1) One would be Lender Paid Mortgage Insurance. We pay the MI for you. The rate generally is .25 to .375 higher, but there is no monthly mortgage insurance.

2) Get a piggyback loan. This is where we make two loans for you. …A first mortgage at 80%, and a second mortgage at 15%. This way you just put down 5%, and there is no monthly mortgage insurance payment.

That’s it for today!

I hope you have a great day! Thanks for reading!

Brett

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Tuesday, December 13, 2022

How To Get An FHA Loan If You Have Been Out Of Work...

 Mortgage Broker AdvisorGood morning!


If you have recently been out of work, and now you are working again – here’s what you need to know to buy a house…

I wanted to go over the FHA guidelines with you on a borrower returning to work in case you or someone you know is in this situation.

There are just a few main guidelines that FHA likes to see for the borrower in this situation to be eligible for financing…

1) Current employment of at least six months.

2) Documentation of two years of employment prior to the absence. Acceptable documentation includes w-2’s, paystubs, or a written verification of employment.

3) Acceptable scenarios include an individual who took several years off to raise children but has now returned to work.

If you know someone in this situation and they want to purchase a home, have them give me a call and I’ll try to help!

That’s it for today!

Have a good day today! …and thanks for reading.

Brett

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Wednesday, December 7, 2022

No Money Down On This Loan Program...

 Mortgage Broker AdvisorI wanted to take a minute and feature the USDA loan program.

If you are looking for a home in the outer suburbs or in a rural area make sure your realtor knows about this great USDA 100% financing program.

-Up to 100% of the Appraised Value – Total LTV of 102% –

-No Down Payment Required

-No Cash Reserve Requirement. No cash contribution requirement

-Unlimited seller concessions

-Unrestricted gifts, not necessary to document source, no seasoning

-First time home buyers allowed, but not limited to first time home buyers

-Non-traditional credit may substitute for lack of credit history

-Repair Escrow financed in loan up to $10,000 or 10% of loan

If you have more questions about getting qualified for this program just shoot us an email or give us a call.

Have a good day today! …and thanks for reading.

Brett

 

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Monday, December 5, 2022

One Way To Roll Repairs Into A Purchase...

 Mortgage Broker AdvisorI want to show you how to roll repairs into a purchase price.

I've touched on this subject from time to time.

If you are buying a house that needs minor repairs – but the seller refuses to do them – what do you do?

This situation happens a lot, especially on bank owned homes.

One way is to use an escrow hold back. …an escrow hold back is a small amount of money that is held out of the seller’s proceeds from the sale to make the repairs.

You have to write the escrow hold back right into the contract – under special provisions. To avoid having to rewrite this clause – be specific. Your realtor will need to write – “An escrow hold back in the amount of $______ will be used for (specific) repairs.”

One key with the escrow hold back is the repairs need to be minor – and they can’t take that long to finish. …an average amount of an escrow hold back is $1,500 to $5,000.

Knowing how to solve minor repair problems on an offer – can sometimes make the difference between getting a great deal on a house, or not buying it at all.

If this situation comes up with your deal – just give us a call – we can help you out.

That’s it for today!

Have a good day today! …and thanks for reading.

Brett

 

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Wednesday, November 30, 2022

If You Want To Buy A House Now, Not Later, Consider This...

 Mortgage Broker AdvisorIt's true that mortgage rates are higher than they were a year ago.

However, the real estate market has also changed over the past year.

Consider this trend for buying a house a year ago vs today...

1 Year Ago...

 

Listing price:  $450,000

 

Sales price:    $500,000

 

10% Down

 

4.5% Rate

 

Payment $3,028

 

Today...

 

Listing price:  $450,000

 

Sales price:    $425,000

 

10% Down

 

6.5% Rate

 

Payment $3,053

If you are ready to go find the house you want, do it now.  It's no longer a seller's market.

Give us a call or shoot us an email and we will be happy to help you!

Thanks for reading!

Brett

 

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Monday, November 28, 2022

Rules For Gift Giving On FHA Loans...

 Mortgage Broker AdvisorFHA gift questions come up often.

I wanted to give you the rules on FHA gift giving. Here ya go…

Acceptable gift donors for FHA loans…

1) Borrower’s relatives.
2) Borrower’s employer or labor union.
3) A close friend with a clearly defined and documented interest in the borrower.
4) A charitable organization.
5) A governmental agency or public entity that has a program providing home ownership assistance.

Unacceptable gift donors for FHA loans…

1) The seller.
2) The real estate agent or broker.
3) The builder or an associated entity.
Gifts from these sources are considered inducements to purchase, and must be subtracted from the sales price.

That’s it for today!

Have a good day today! …and thanks for reading.

Brett

 

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Wednesday, November 23, 2022

Alternative Documentation Loan Products Available...

 Mortgage Broker AdvisorHello!

We are a full service mortgage lender.  This means we provide a broad spectrum of loan options to help you get what you want.

We have the lowest rates on Conventional, Jumbo, and Government loan products, but we also have other products to help you if you don't "fit" into the box of a normal loan.

Here is just a small sample of some of the alternative loan products we offer...

Multi Family             We can do residential properties 5-24 units up to 7 m loan amount.

Fix and Flip               Cash available for purchase and restoration.

Foreign Nationals    No income required, 70% LTV,DSCR approval.

ITIN        Bank statement for the self-employed or W-2 .

P/L          Alternative to bank statements for just one spouse.  2 year P/L needed. 80% LTV.

1099       80% LTV

VOE        When tips, cash earning needed.

If you or someone you know wants to buy or refinance a house call our office and let's see if we can help you out!

Happy Thanksgiving!

Brett

 

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Monday, November 21, 2022

What To Expect If You Change Jobs During The Mortgage Process...

 Mortgage Broker AdvisorHello!

I have many people apply for mortgages that have recently changed jobs.

Here are a few things to keep in mind if you or someone you know is about to change jobs and apply for a mortgage…

The underwriter will want to see your first paycheck at the new job at a minimum, and often they will want to see your first 30 days of paychecks.

The underwriter isn’t trying to make your life difficult by asking for your new paychecks. …This is a common guideline in the mortgage industry.

There is one circumstance where you can change jobs and not have to supply your new pay check prior to approval…

If you continue to work for the same company, but you are just changing jobs within that company then you won’t have to produce a new paycheck.

If you have more questions on this – don’t hesitate to give me a call or shoot me an email!

Have a good day today! …and thanks for reading.

Brett

 

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What To Expect If You Change Jobs During The Mortgage Process...

 Mortgage Broker AdvisorHello!

I have many people apply for mortgages that have recently changed jobs.

Here are a few things to keep in mind if you or someone you know is about to change jobs and apply for a mortgage…

The underwriter will want to see your first paycheck at the new job at a minimum, and often they will want to see your first 30 days of paychecks.

The underwriter isn’t trying to make your life difficult by asking for your new paychecks. …This is a common guideline in the mortgage industry.

There is one circumstance where you can change jobs and not have to supply your new pay check prior to approval…

If you continue to work for the same company, but you are just changing jobs within that company then you won’t have to produce a new paycheck.

If you have more questions on this – don’t hesitate to give me a call or shoot me an email!

Have a good day today! …and thanks for reading.

Brett

 

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Wednesday, November 16, 2022

Five Things You Probably Didn't Know About Thanksgiving...

 Mortgage Broker AdvisorHello!

Thanksgiving is next week.  Thought I would get a head start on the Thanksgiving talk...

Here’s five things you may not have known about thanksgiving:

1)  Historians have no record of turkey being eaten at the first Thanksgiving.

 

2)  Benjamin Franklin wanted the turkey as the national bird.

 

3)  Snoopy has made the most appearances in the Macy’s Thanksgiving Day Parade.

 

4)  The first professional Thanksgiving Day football game was played 1920.

 

5)  Each year, about 46 million turkeys are cooked.

Have a great Thanksgiving next week!

Thanks for reading!

Brett

 

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Monday, November 14, 2022

How To Buy A House With A Reverse Mortgage...

 mortgage lenders near meHello!

I’ve written about this before, but we have more and more people passing the age 62 threshold, so I wanted to show you how to buy a house with a reverse mortgage.

I had a borrower that was recently retired, and now living on a fixed income.

They owned their home free and clear, and lived in a small town not too far from Dallas.

Their home was worth around $150,000.

Both husband and wife decided they didn’t want to live their retirement years in their current home.

…they wanted to spend their retirement on or near a lake. …so, they found a house they liked on a near by lake for around $295,000.

They didn’t have the cash to buy the new home outright. …and, they didn’t really want to take on mortgage payments at this stage in their lives.

I suggested they use a Reverse Mortgage to purchase the home. Here’s how it worked…

They sold their current home and put down their proceeds from the sale as their down payment. Instead of getting a traditional mortgage to pay the difference between their down payment and the sales price – we used a Reverse Mortgage.

The result is they get to retire on a lake in a home worth twice what their old home was worth. They put down less than half the sales price. …and, they will never make another mortgage payment for the remainder of their lives!

Please shoot us an email or give us a call if you would like to explore how to use a Reverse Mortgage for you or someone you know.

That’s it for today!

Have a good day today! …and thanks for reading.

Brett

 

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Wednesday, November 9, 2022

How Alternative Documentation Loans Work...

 Mortgage Broker AdvisorHello!

The Alternative Doc mortgage market continues to grow.

These are loans for people that can’t prove their income via the normal Tax Returns or pay stubs.

Here is a brief summary of how some of these loans work…

Option 1: Bank statement loans.

Very simply we take the aggregate deposits of your bank statements (can be personal or business) and use this for your income.

Variables of Bank Statement loans…

24 Months of bank statements.

12 Months of bank statements.

2 Months of bank statements.

1 Month bank statement.

The reason we offer multiple options for months is that sometimes a 12 month average won’t work as good for the borrower as one month.

We offer down payments as low as 10% on owner occupied bank statement programs.

We also offer multiple ways of calculating deposits, which is very helpful if there are issues with one calculation method.

Rates on these programs are usually only modestly higher than normal conforming rates.

Option 2: Asset Depletion

If you have no income to speak of, or at least you can’t prove your income via traditional means, or bank statements, then Asset Depletion may be an option for you.

If you have sufficient assets then we can use your assets in liu of income documentation.

We have down payments as low as 15% on Asset Depletion loans.

Option 3: Investor Debt Service Coverage (DSCR)

This documentation option is for non owner occupied investment properties. It requires no income documentation. We use the income from the property (rental income) for the buyers income to get the loan approved.

Option 4:  No Ratio and Stated Income loans

No Ratio is stated income and verification of assets to close the transaction.  This is a non owner occupied investor loan only.

Stated Income and Stated Assets is also non owner occupied investor loans only.

We are experts at getting these loans closed and funded.

If you are needing an Alt Doc loan feel free to reach out to us with your questions, or apply now to get pre qualfiied.

That’s it for today!

Thanks for reading!

Brett

 

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Monday, November 7, 2022

Here's A Low Down Payment Loan With "challenged" Credit...

 Mortgage Broker AdvisorHello!

Did you know even if you have "challenged" credit you can still get a low down payment loan to buy a house with FHA?

We can do down payments as low as 3.5% down to a 580 credit score!

And, we have several down payment assistance programs to help you too.

So, if you or someone you is wanting to buy a house, but they aren't sure about their credit - let us take a look.  We can possibly help them right now.

Thanks for reading!

Brett

 

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Wednesday, November 2, 2022

Loan You Can Use To Acquire Rental Properties....

 Mortgage Broker AdvisorHello!

If you want to acquire rental properties, but you are having issues proving your income – here’s one tool you can use…

It’s called a Debt Service Coverage loan.

We take the estimated amount the property would rent for, and as long as that number covers the mortgage payment – you are ok income wise.  (No more income docs needed)

Down payments average around 20% on these type of loans – credit score depending.

If you think this might be a useful tool for you to acquire rental property – please let us know!  We are happy to help!

Thanks for reading!

Have a great day!

Brett

 

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Monday, October 31, 2022

Five Ways To Pay Your Closing Costs When Buying A House...

 Mortgage Broker AdvisorHello!

When you buy a house there are three sets of funds you have to consider…

1)  Your down payment.

2)  Your closing costs.

3)  Your prepaid taxes and insurance.

When it comes to closing costs and prepaid taxes and insurance there are five ways to pay these costs…

1) You. …You are the borrower and you can pay these expenses yourself.

2) The seller. You can negotiate with the seller to pay these costs at the time you make your offer.

3) Gift. You can get a gift from a family member to pay your closing costs. The guidelines are different with each program for gift giving – so check with me before you attempt to go this route to make sure it’s appropriate for your loan program.

4) Grant. If you have access to a state or government grant program you can use this to pay these costs.

5) Loan officer and/or realtor. You can get help with paying your closing costs and prepaid expenses from the loan officer, and the realtor can help as well.

That’s it for today!

Have a good day! …and thanks for reading.

Brett

 

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Wednesday, October 26, 2022

When You Don't Have To Remove Disputes From Your Credit To Get A Loan...

 mortgage lenders near meYou may have been told by your loan officer that you have to remove the disputes from your credit before they can underwrite your loan.

For Conventional loans there is really no way around this. You will have to remove them.

However, for FHA loans you don’t necessarily have to remove them.

This is true for manually underwritten FHA loans.

So, if you are getting an FHA loan, and your loan office wants to remove the disputes. Ask your loan officer to have the file manually underwritten.

On a manually underwritten loan the underwriter can underwrite the loan “around” the disputes. …Ignore them in other words.

That’s it for today!

Have a good day! …and thanks for reading.

Brett

 

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Monday, October 24, 2022

How To Get Credit For Your Option Money When Doing A Lease With Option To Buy...

 Brett Hello!


When you give someone option money at the onset of a lease option agreement – you are going to have to prove you gave that money when you get a loan to buy that house.

How do you prove it?

If it’s certified funds you need to keep a copy of the certified check.

If it was a personal check – you need to keep a copy of the canceled check (front and back).

Don’t give cash!

Anything less than this – the underwriter will not give you credit for giving that money.

That’s it for today!

I hope you have a great day! Thanks for reading!

Brett

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Wednesday, October 19, 2022

Your Minimum Down Payment On Various Loan Programs...

 mortgage lenders near meI have borrowers ask me every day how much they need to put down to purchase a home.

Here are your minimum down payment options on the loan products currently available in the marketplace.

Loan Programs…

VA Loan: No Down Payment Necessary. No Monthly MI. This Is The Best Loan Going If You Can Qualify For It.

USDA: No Down Payment Necessary. Low Monthly MI. Mainly For Rural Areas Or Outlying Suburbs. Has Geographic And Income Restrictions.

FHA: The Minimum Down Payment Is 3.5%. Great Rates, Has Upfront And Monthly Mortgage Insurance. (Credit scores down to 580)

Conventional: There Are 3% Down And 5% Down Loan Options On Conventional. No Up Front MI.

The bottom line:

1) If you have less than 5% to put down VA and USDA are best if you qualify for them. Otherwise FHA is a wonderful loan program – very friendly to the borrower.

2) If you have 5% or more to put down you can get a Conventional loan, and you will have multiple loan choices.

That’s it for today!

Have a good day! …and thanks for reading.

Brett

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Monday, October 17, 2022

You Can Get An FHA Loan Down To 580 Credit Scores...

 mortgage lenders near meDid you know we can do FHA loans down to credit scores of 580?

FHA requires a 3.5% down payment, and it's the most forgiving program for challenged credit.

If you or someone you know wants to buy a house, but don't think your credit is good enough - you might be surprised.

Let us take a look at your situation and see if we can help you get your house.

That's it for today.

Thanks for reading!

Brett

 

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Thursday, October 13, 2022

You Can Still Get A Rate In the Mid 5's On this Loan...

 Mortgage Broker AdvisorHello!

In a normal rate market I don't know that I would write a post telling you about this particular loan product, but in this market I want you to know about it.

As I write this the average national 30 year fixed interest rate is 7.14% (face rate).

If you have good credit we have a loan product that can get you in the mid 5's on an interest rate.

However, there are three things you should know about this product...

1) It's an ARM. This one would be a 5 year ARM (Rate is fixed for 5 years).

2) It's only for members of the medical community. Below is a list of eligible borrowers...

 

• Medical Resident (Educational License)

• Medical Doctor (MD)

• Doctor of Dental Surgery (DDS)

• Doctor of Dental Medicine (DMD)

• Doctor of Optometry (OD)

• Doctor of Ophthalmology (MD)

• Doctor of Podiatric Medicine (DPM)

• Doctor of Osteopathy (DO)

• Doctor of Veterinary Medicine (DVM)

• Physician’s Assistant

• Registered Nurse

• Nurse Anesthetist

• Nurse Practitioner

• Clinical Nurse Specialist

3) You should be aware of this particular guideline: On purchase transactions all occupying borrowers must be first time homebuyers (cannot own a home

within the past three years) with the exception of the following scenarios: a) Employment Relocation- professional borrower has accepted a new employment contract, or is

newly employed by a business, beyond a reasonable distance from their current residence. b) Divorce- In the event of a divorce in which the borrower has been legally displaced from their

current residence and has no ownership interest in any additional real estate.

So, if you or someone you know are in the medical community and you are wanting to purchase or refinance a home this might be a great option for you.

Give a call or email us. We are here to help you.

Thanks for reading!

Brett

 

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Wednesday, October 5, 2022

What Some Of Our Clients Say About Us...

 Mortgage Broker AdvisorHello!

Part of the fun of being in the mortgage business is that we get to help people.

Buying or refinancing houses, we help people, and we create relationships with our clients along the way that we cherish.

Many of them use us again and again.

Here is what just some of our clients have to say about us...

C. Martin

Brett was able to get this title officer to travel all the way to Waco from Plano so that I could close. I would highly recommend working with Brett Sampson and would do it again!

M. Hancock

Thanks for all your help! I really appreciated you and Leslie’s patience and help Thru the process.

G. Montoya

 

I appreciate it also Brett, Thank you very much !!! Thanks again. đź™‚

G. Sanchez

Thank you for everything that you and Rosi did for this to happen. Thanks.

H. King

Thank you for all the help and be sure that I will use you in the future and recommend you up anyone that can use you.

H. Soto

It was great working with you. I appreciate everything you did to help make this a success.

J. Burnside

Joey and I will both highly recommend you to anyone we know who is looking to buy a home! I also know that Nancy was very pleased with your service so I wouldn’t be surprised if you get some referrals from her as well đź™‚

M. Lampe

Special thanks to your staff who really put in the extra hours to get this done in a short time frame.

 

I have already recommended you to several friends who were helping during the move.

B. Pitts

Thank you for you’re help getting this done and doing a good job for us.

M. Southern

I want to thank you for all your help with the refinance. You really work hard with me to make sure this refinance got done. Thank you so much again! I will send referrals your way!

B. Scherry

Thank you! Everything went smooth at closing. I will recommend you to others. Have a great weekend.

T. Trung

Thank you for your time and effort.  We are very pleased. Have a happy holiday.

J. Grass

Brett, thank you for making our dreams come true!

K. Savay

Thank you so much for your help in getting our loan approved. You really went the extra mile and Tom and I appreciate it so much.

L. Glen

We truly appreciate the professionalism with which you managed our loan process. Your calm demeanor in crunch times was unusual and refreshing.

 

Thank you again. If we ever have the opportunity to suggest your service to someone, we most certainly will.

That's it for today!

If you or someone you know needs to buy or refinance a home, please send them our way.  We would love to help you out.

Thanks for reading!

Brett

 

Monday, October 3, 2022

How A Bank Statement Loan Works...

 Mortgage Broker AdvisorGood Morning!

If you are self-employed, and need to get a mortgage to purchase a house, but don’t show a lot of income on your tax returns – here’s an option for you…

I wanted to spotlight one of our Alt Doc programs:  Alternative Documentation loans are loans that allow you to use alternative documentation to prove your income. That is, other than the traditional Tax Returns, or W-2’s and Pay stubs.

Bank statement loans.

Very simply we take the aggregate deposits of your bank statements (can be personal or business) and use this for your income.

Variables of Bank Statement loans…

24 Months of bank statements.

12 Months of bank statements.

2 Months of bank statements.

1 Month bank statement.

The reason we offer multiple options for months is that sometimes a 12 month average won’t work as good for the borrower as one month.

We offer down payments as low as 10% on owner occupied bank statement programs.

We also offer multiple ways of calculating deposits, which is very helpful if there are issues with one calculation method.

Rates on these programs are usually only modestly higher than normal conforming rates.

That’s it for today!

Thanks for reading!

Brett

 

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Wednesday, September 28, 2022

The Minimum Down Payment On Your Loan Program...

 Mortgage Broker AdvisorGood Morning!

I wanted to give you a brief updated summary of various loan products and the minimum down payment for each…

Loan Programs…

VA loan: No down payment necessary. No monthly MI. This is the best loan going if you can qualify for it.

USDA: No down payment necessary. Low monthly MI. Mainly for rural areas or outlying suburbs. Has geographic and income restrictions.

FHA: The minimum down payment is 3.5%. Great rates, has upfront and monthly mortgage insurance.

Conventional: 3% down for first time home buyers, and 5% for non first time home buyers.

The bottom line:

1) If you have less than 5% to put down VA and USDA are best if you qualify for them. Otherwise FHA is a wonderful loan program – very friendly to the borrower.

2) If you have 5% or more to put down you can get a Conventional loan, and you will have multiple loan choices.

Have a good day today!

…and thanks for reading.

Brett

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Monday, September 26, 2022

Make Sure Of This Before You Buy A House...

 Mortgage Broker AdvisorHello!

I touch on this from time to time, but it’s important so I want to revisit it…

One of the most important things you will have to do when you apply for a loan is to show that you have the money for the down payment.

This is called sourcing in the mortgage industry.

For instance, the minimum down payment on an FHA loan is 3.5%, and Conventional is 5% (3% for first time home buyers).

You can have this money in your checking account or savings account now. You can borrow it from your retirement account.

…You can even get the down payment as a gift.

…but, it’s crucial that we are able to show where it’s coming from.

I can tell you that cash is a problem when it comes to sourcing your down payment. You will need to put it in the bank and leave it for 60 days before we can use it.

If you aren’t sure where your down payment is coming from – find out now.

..before you apply for a loan.

That’s it for today.

Thanks for reading!

Brett 

 

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Monday, September 19, 2022

New Conventional Loan Limits...

 Mortgage Broker AdvisorHello!

I wanted to let you know that as of last week we have increased the Conforming loan limit to 715k.

This is good for both buyers and sellers.  It means more people will be able to qualify for loans in this price range, and hopefully more houses will be sold.

Jumbo rates are higher than Conventional rates, and the down payment is higher also.

If you want to see if you or someone you know will qualify for financing just reach out to our office.  We are here to help you!

That's it for today!

Have a great week!

Brett

 

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Wednesday, September 14, 2022

How Debt Consolidation Can Help You...

 Mortgage Broker AdvisorHello!

If you have credit card debt it’s a good time to consider a consolidation loan.

If you have $20,000 in credit card debt your monthly payment on that could be between $400 and $800, depending on the minimum payment your credit card company requires.

That same $20,000 as part of a mortgage payment would only cost around $82 a month.

This can free up alot of monthly cash for you and your family, which you can then use to pay off debt or whatever you want.

If you would like to see how your numbers look for a consolidation loan – contact our offices.

That’s it for today!

Thanks for reading!

Brett

 

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Monday, September 12, 2022

Two Ways To Avoid Paying Mortgage Insurance...

 mortgage lenders near meHello!

If you have a conventional loan, and your loan to value ratio is over 80% – you will be paying monthly mortgage insurance to the lender.

No one likes paying monthly mortgage insurance.  It’s extra money added to your payment every month, and it doesn’t help pay down the balance of the loan.

If you want a conventional loan and your LTV is over 80%, but don’t want to pay monthly mortgage insurance there are two ways to avoid this…

1)   One would be Lender Paid Mortgage Insurance.  We pay the MI for you.  The rate generally is .25 to .375 higher, but there is no monthly mortgage insurance.

2)  Get a piggyback loan.  This is where we make two loans for you.  …A first mortgage at 80%, and a second mortgage at 15%.  This way you just put down 5%, and there is no monthly mortgage insurance payment.

Thanks for reading!

Have a good day

Brett

 

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Thursday, September 8, 2022

Know Where Your Down Payment Is Coming From...

 Mortgage Broker AdvisorHello!

One of the most important things you will have to do when you apply for a loan is to show that you have the money for the down payment.

This is called “sourcing down payment funds”.

For instance, the down payment on an FHA loan is 3.5%.

You can have this money in your checking account or savings account now. You can borrow it from your retirement account. …You can even get the down payment as a gift.

…but, it’s crucial that we are able to show where it’s coming from.

I can tell you that cash is a problem when it comes to sourcing your down payment. You will need to put it in the bank and leave it for 60 days before we can use it.

If you aren’t sure where your down payment is coming from – find out now. …before you apply for a loan.

That’s it for today!

Have a good day today!  …and thanks for reading.

Brett

 

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Tuesday, September 6, 2022

How Our VOE Program Works...

 mortgage lenders near meGood Morning!

Did you know we have a VOE (Verification of Employment) program that is considered full doc?

This program is for borrowers that work for a company (receive a W-2)

You don’t need pay stubs, or w-2’s, or tax returns.

…we just send a one page form to your employer.  They fill it out and that’s all the documentation we need for your job / income.

Pretty cool!

That’s it for today!

Thanks for reading!

Brett

 

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Wednesday, August 31, 2022

Who Can And Can't Give A Gift On An FHA Loan...

 mortgage lenders near meHello!

FHA gift questions come up often.  This is where the buyer would get a gift to help in purchasing a home.

I wanted to give you the rules on FHA gift giving. Here ya go…

Acceptable gift donors for FHA loans…

1) Borrower’s relatives.

2) Borrower’s employer or labor union.

3) A close friend with a clearly defined and documented interest in the borrower.

4) A charitable organization.

5) A governmental agency or public entity that has a program providing home ownership assistance.

Unacceptable gift donors for FHA loans…

1) The seller.

2) The real estate agent or broker.

3) The builder or an associated entity.

Gifts from these sources are considered inducements to purchase, and must be subtracted from the sales price.

That’s it for today!

Have a good day today! …and thanks for reading.

Brett

 
 

Monday, August 29, 2022

How To Get A Loan If You Filed An Extension On Your Tax Return...

 Mortgage Broker AdvisorHello!

What do you do if you are in the process of applying for a loan and you have filed an extension on your taxes?

(assuming your loan officer is asking for tax returns for  underwriting)

Your loan officer asks you for your most recent tax return, but you can’t give it to him or her because you filed an extension.

Easy! …You give your loan officer the extension you filed, plus your previous two years tax returns.

Now, if your extension shows you owe money to the IRS the underwriter may ask you to show proof you paid this money. Keep this in mind.

That’s it for today!

I hope you have a great day! Thanks for reading!

Brett

 

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Wednesday, August 24, 2022

How A Delayed Cash Out Loan Works...

 Mortgage Broker AdvisorHello!

If you purchased a home using your own cash, and now would like to pull your cash back out – we can do that.

This type of loan is called ‘delayed financing’  …and, you can get your cash back out of the house.

In fact, we do this type of cash out loans up to three million dollars.

…so, if you are in need of a loan like this – shoot us an email or give us a call.  We can help!

That’s it for today!

Thanks for reading!

Brett

 

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Monday, August 22, 2022

The Other 100% Financing Program...

 Mortgage Broker AdvisorHello!

You might be surprised to know that there are many realtors out there that are unaware of the USDA program.

If you are looking for a home in the outer suburbs or in a rural area make sure your realtor knows about this great 100% financing program.

Here are some quick bullet points on the USDA program…

Up to 100% of the Appraised Value – Total LTV of 102% –

No Down Payment Required

No Cash Reserve Requirement. No cash contribution requirement

Unlimited seller concessions

Unrestricted gifts, not necessary to document source, no seasoning

First time home buyers allowed, but not limited to first time home buyers

Completed Short Sales are NOT regarded as a foreclosure or negative credit.

Collections over 1 year may not need to be paid (cannot be a pattern and depends upon credit score).

Non-traditional credit may substitute for lack of credit history

If you have more questions about getting qualified for this program just shoot me an email or give our office a call.

Have a good day today! …and thanks for reading.

Brett

 

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Wednesday, August 17, 2022

Are You ITIN Status? We Have Loans For You...

 Mortgage Broker AdvisorHello!

Did you know we have programs to help ITIN borrowers?

An ITIN borrower will live and work in the U.S., but will not have formal U.S. residency status.

Here are some features of our ITIN loans...

No Social Security Number Needed

 

Loan Amounts Now Up To $1.5M

 

Primary Residences, Second Homes & Investment Properties

 

1 or 2 Years Full Doc, 1099, Business or Personal Bank Statements

 

4 Year Work History Required

 

Credit Scores as low as 660

 

Up to 80% LTV

So, if you or someone you know could benefit from this, just contact our offices and we will be happy to help you out.

Thanks for reading!

Brett

 

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Monday, August 15, 2022

Quick Look At How Your Credit Score Is Compiled...

 Mortgage Broker AdvisorHello!

I wanted to give you a quick breakdown of how your credit score is calculated by the credit bureaus…

35% – Payment history
The credit bureaus look at your payment history on all your accounts; the length of your positive credit history and how long you have gone without a negative item; whether there are any severe unpaid debts like bankruptcies or foreclosures; and the number and severity of delinquencies in your credit history.

30% – Amounts Owed
Too many credit accounts and a high ratio of credit balances to credit limits can affect your score. Also affecting your score is the amount of debt on each account and the level of debt paid off on term accounts.

15% – Length of Credit History
Longer credit histories result in higher scores. Important factors incorporated into credit scores are: length of credit history, length of time specific accounts have been open, and the duration of time since each account was last used.

10% – New Credit
Credit scores track consumers who suddenly take on new debt and potentially overextend themselves, by checking to see when the last time a consumer opened an account and how many accounts were opened and by looking at the number of inquiries on the consumer’s credit reports.

10% – Types of Credit Used
The type of credit you have plays an important role in determining your credit score. A “healthy mix” of installment loans (mortgage payment, auto loan) and revolving credit from banks is considered better for your score.

That’s it for today!

Have a great day.

Thanks for reading!

Brett

 

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Wednesday, August 10, 2022

A New Reverse Mortgage Product...

 Mortgage Broker AdvisorProduct Spotlight:

If you or someone you know have thought about getting a Reverse Mortgage, you or they may have run into a problem...

If you have a more expensive home it's hard to get a Reverse Mortgage.

99% of all Reverse Mortgages are done thru FHA.

The problem is, if your home is worth more than one million dollars FHA won't give you credit for that value.

In the State of Texas the max value FHA will give your home is $970,800. So, in other words if your home was worth 1.5 or 2 million dollars or more, FHA will only do a Reverse based on a 970k value.

Consequently the loan amount may not be high enough to pay off your underlying mortgage if you have one. This kills a lot of loans.

I wanted to let you know we have a new Reverse Mortgage product to add to our product line. And, this one goes up to a $4,000,000 loan amount.

If you have a more expensive home, and were thinking about getting a Reverse Mortgage, let us know and we can get you some numbers to look at on your home.

Thanks for reading!

Brett

 

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Monday, August 8, 2022

Know How Much Money You Will Need To Close On A House Ahead Of Time...

 mortgage lenders near meHello!

I’ve written about this before, but it’s important, so I wanted to touch on it again.

Before you go house hunting make sure you have enough money available to get your loan approved and your house closed.

…I know it sounds simple, but many people don’t realize the number of funds they will need to get into a house.

Here is a simple breakdown of your out of the out of pocket costs you could expect from the loan program.

1) VA: 100% loan. No down payment.
2) USDA: 100% loan. No down payment
3) FHA: Minimum 3.5% down payment.
4) Conventional: 5% minimum down payment, or 3% down (for first time home buyers).

…but you can expect more out of pocket than just the down payment. There are two other costs you can expect to pay when you purchase a home…

1) One is prepaids. This is prepaid interest, taxes, and insurance. Typically your prepaid will run 1% to 2.5% of a sales price.

2) Then there are your closing costs… Typically closing costs (from all entities – title, appraisal, mortgage, survey, etc.) will add another 1.5% to 3% to a sales price.

Be prepared for these additional costs. However, there are a couple of ways to help you lower the closing costs and prepaid expenses.

That’s it for today!

Have a good day today!  …and thanks for reading.

Brett

 

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Monday, August 1, 2022

Take Advantage Of This No Down Program...

 Mortgage Broker AdvisorHello!

If you are looking for a home in the outer suburbs or in a rural area make sure your realtor knows about this great USDA 100% financing program.

-Up to 100% of the Appraised Value – Total LTV of 102% –

-No Down Payment Required

-No Cash Reserve Requirement. No cash contribution requirement

-Unlimited seller concessions

-Unrestricted gifts, not necessary to document source, no seasoning

-First time home buyers allowed, but not limited to first time home buyers

-Collections over 1 year may not need to be paid (cannot be a pattern and depends upon credit score).

-Non-traditional credit may substitute for lack of credit history

-Repair Escrow financed in loan up to $10,000 or 10% of loan

That’s it for today!

Have a good day! …and thanks for reading.

Brett

 

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Wednesday, July 27, 2022

This Tax Deduction Could Hurt You When It Comes To Applying For A Mortgage...

 Mortgage Broker AdvisorHello!

This tax deduction can hurt you when it comes time to get a mortgage.

If you have a W-2 job, and you are considering getting a mortgage here’s something to keep in mind as tax season approaches…

The deductions you take on Schedule A for “unreimbursed job expenses” will come out of your adjusted gross income as a direct deduction off your income.

This deduction would be things like job travel expenses, union dues, job education, etc.

I’ve seen some rather large deductions in this category over the years – and sometimes it’s meant the difference between loan approval and denial.

So, if you know you will be applying for a loan in the next couple of years – be aware of how this “unreimbursed job expenses” deduction will impact your overall income.

That’s it for today!

Have a good day today! …and thanks for reading.

Brett

 

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Monday, July 25, 2022

Two Important Things To Know About USDA Loans...

 Mortgage Broker AdvisorHello!

If you are considering a USDA loan there are two things you should be aware of…

1) There are geographic restrictions. Not every area is eligible for USDA financing.

The best thing to do is enter the address of the home or area you are interested in and see if it’s eligible for USDA financing.

Here is the link to check your address: https://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do?pageAction=sfp

2) USDA has household income caps. In other words, it’s possible to make too much to qualify for a USDA loan.

You will need to enter your total household income into the link below and see if your family qualifies.

Here is the link to check the income for your area… https://eligibility.sc.egov.usda.gov/eligibility/incomeEligibilityAction.do?pageAction=state

USDA is a great program. …100% financing with a low fixed interest rate.

If you have any other questions or want to see if you qualify just give me a call or shoot me an email!

That’s it for today!

Have a good day today!  …and thanks for reading.

Brett

 

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Wednesday, July 20, 2022

Be Aware Of This If You Are Changing Jobs During The Loan Process...

 Mortgage Broker AdvisorHello!

We have many people apply for mortgages that have recently changed jobs.

Here are a few things to keep in mind if you or someone you know is about to change jobs and apply for a mortgage…

1)  If you are getting transferred from one location to another, but with the same company you don’t need to do anything.  This is fine because you have the same employer.

2)  Generally, the underwriter will want to see your first paycheck at the new job at a minimum, and often they will want to see your first 30 days of paychecks.  However, we have also been able to use a Verification of Employment to establish the new terms on occasion.

3)  Sometimes it can create a “catch-22” if you are moving here from elsewhere and starting a new job at a new company.  You can’t get the loan until you get some paystubs at the new job, but you have to move here and live here to work here.  Sometimes temporary housing is required in these circumstances.

That’s it for today!

Thanks for reading!

Brett

 

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Monday, July 18, 2022

How Long To Wait Before You Can Get A Mortgage After Bankruptcy...

 Mortgage Broker AdvisorHello!

I wanted to let you know how the major mortgage programs treat Chapter 7 bankruptcy…

FHA: 2 years from discharge date, but not less than 12 months w/extenuating circumstances.

VA: 2 years from completion date.

USDA:  3 years from discharge date.

Fannie Mae: 4 years from discharge date, or dismissal date.

Freddie Mac: 4 years from discharge date or dismissal date.

Non QM:  No wait.

That’s it for today!

I hope you have a great day!

Thanks for reading!

Brett

 

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Tuesday, July 12, 2022

Buying A House Using A Reverse Mortgage...

 mortgage lenders near meHello!

I’ve written about this before, but we have more and more people passing the age 62 threshold, so I wanted to show you how to buy a house with a reverse mortgage.

I had a borrower that was recently retired, and now living on a fixed income.

They owned their home free and clear, and lived in a small town not too far from Dallas.

Their home was worth around $150,000.

Both husband and wife decided they didn’t want to live their retirement years in their current home.

…they wanted to spend their retirement on or near a lake. …so, they found a house they liked on a near by lake for around $295,000.

They didn’t have the cash to buy the new home outright. …and, they didn’t really want to take on mortgage payments at this stage in their lives.

I suggested they use a Reverse Mortgage to purchase the home. Here’s how it worked…

They sold their current home and put down their proceeds from the sale as their down payment. Instead of getting a traditional mortgage to pay the difference between their down payment and the sales price – we used a Reverse Mortgage.

The result is they get to retire on a lake in a home worth twice what their old home was worth. They put down less than half the sales price. …and, they will never make another mortgage payment for the remainder of their lives!

So, if you or someone you know may benefit from this - please reach out to us.  We would love to help!

That’s it for today!

Thanks for reading!

Brett

 

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