Don’t forgive mortgage debt, just postpone paying it

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The Office of Thrift Supervision (OTS), is urging the federal savings and loan lenders under it's authority to refinance loans by reducing mortgage loan balances to the current market value of the homes.  Because of falling home prices many homeowners owe more on their homes than they are currently worth.  That is one reason that a lot of homeowners are walking away from their homes and letting them get foreclosed on.

But instead of forgiving the difference between what is owed and what the home is now worth, called a "short sale" the OTS plan advises that the lenders issue a warrant or "negative amoritization certificate" for the difference. If a home regains it's market value and is then sold, lenders would have first claim to the profits.

 "If a house has a $100,000 mortgage loan originally," said Bill Ruberry, a press spokesman for the agency, "and the fair market value is $80,000, there's $20,000 in negative equity. The lender could refinance for $80,000 and a warrant [for the $20,000 in lost value]."

If the house later sold for $100,000, the lender would collect the $80,000 mortgage balance plus the $20,000. If the sale realized more than $100,000, the certificate holder might even get interest on top of the $20,000. Any profit beyond that would go to the borrower. The warrants could be publicly traded.

They hope that with this plan they will not only help prevent foreclosures but they will also help out the lender by not forgiving the debt. This program would be available to anyone with a mortgage loan. Sounds promising.

Have a Great Day,

Sandra Sheely  

What are you going to do today?

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Written by Chris Garcia 

As I sit here watching CNBCand listen to Federal Reserve Chairman Ben Bernanke explain what the Real Estate & Mortgage Industries are up against, I find myself wondering what it is we are going to do about it. I ask this from the Mortgage Loan Officer's and from the Real Estate Agent's perspective.

I do not have a background in real estate and have very limited experience as a loan officer, but what I do have is a lot of experience in the sales industry. I also believe I have good judgment in times of turmoil.

Ok, we have mortgage brokers closing left and right. We have major banks changing the way they run their mortgage branches. We have mortgage products going away and guidelines tightening. What do we have left?

Now for our real estate buddies: No great mortgage products to help make miracles happen. Customers can no longer afford our sky-rocketing housing prices so we now have a surplus of homes for sale. What is that...we are now in a buyer’s market? Customers can't be told to make a decision quick because it will sell within days....customers are getting picky and fickle....what is the world coming to?

Now I am sure there is a lot more to the issues but I am just highlighting the obvious. But here we all are, sitting in this dilemma. What do we do?

What would I do as a salesman sitting on the outside looking in? A great sales manager of mine always told me; when you find yourself in this predicament just go back to the basics. Stick to what you have been taught and do it. I truly believe that in every industry we have some basic steps we need to follow in order to close a deal. Try to be slick and skip one or two and it will bite you in the butt, I have tried and it hurts. I am going to cover them in a 7 part series. Here is what I feel are some standardized basics:

1.       Meet & Greet - A no brainer for some but for others it is a tough one. Be professional, stick your hand out, introduce yourself and allow them to introduce themselves to you, welcome them and thank them for a) coming in or b) taking the time to meet with you. Nothing fancy here. Just being courteous and polite. What about their names: Big one here; REMEMBER THEIR NAMES! However your brain works figure a way that will help you remember your client’s name. And then use it, over and over in your conversation. Think back to back in the day when you met a girl or boy you liked…I mean really liked. Could you imagine having a conversation with that person and not know their name? My belief is the reason it was easy is because you gave that person 100% of your attention and you were genuinely interested in that person. The two of you were in your own bubble and nothing else mattered outside.

Try giving your client that level of attention. Don’t get caught up in thinking about the next step. You might be surprised at the level of loyalty this gets you. The dividends will come back to you in future referrals. 

In my next blog I will cover Step 2: Building Rapport. Thanks for taking the time to read and I will see you soon.

What does Fed rate cut mean for you?

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What does Fed rate cut mean for you?

  • Story Highlights
  • Federal Reserve cuts interest rates
  • A drop in mortgage rates expected to follow
  • Credit card companies could follow suit
  • Savers will be hurt by interest rate cuts
From Gerri Willis
CNN Finance Editor

(CNN) -- The Federal Reserve cut interest rates for the second time in about a week in January amid rumblings about a recession. While Wall Street may celebrate the lower rates, what will it mean for the average consumer? CNN personal finance editor Gerri Willis breaks it down.

Why did the Fed take this action?

The idea here is to fend off a recession. Everybody is worried about the state of the U.S. economy. Lower rates mean cheaper loans. People can borrow money. Whether it's businesses or individuals, everyone is going to find it easier to do business and the economy is more likely to expand.

How soon will it affect mortgage rates?

Some consumers loans are pegged at the prime rate, which is generally three percentage points higher than the federal funds rate, which is what the Federal Reserve is moving around Wednesday. But the prime rate tends to track the federal funds rate.

Longer-term, fixed-rate loans such as mortgages or student loans track treasury bonds, so they're not immediately affected by the Fed's decision, but they follow broadly.

This means people with some types of variable rate mortgages are likely to see some more much-needed relief. That's good news. If your rate is resetting higher, it is time to start thinking about refinancing. You may be able to lock in a much lower rate. This could help you keep your home if you're afraid of losing it because interest rates have moved higher on you. Those with home equity lines of credit, you'll get a little help because when rates go down, your debt is cheaper.

However, we're probably still going to see a lot of foreclosures.

Who else will it help?

If you have credit card balances, you may get some relief. Credit card companies tend to move their rates on their variable rate credit cards in line with the prime rate of interest, but they don't have to. You might want to keep an eye on that.

People with existing car loans aren't going to see any relief because those rates are typically locked in at the time of purchase. If you're looking for a car loan now, you'll find lower rates than you have in the past.

And the bad news is ...

For savers, your returns may fall. If you've been putting money religiously into high-yield, interest rate-bearing accounts, the Fed cut will reduce the rates that you're earning on your money.

Jumbo mortgages: The best deals

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Jumbo mortgages: The best deals

Rates on big mortgages are unusually high. Here are some tips for bringing down the cost of borrowing to buy that expensive house.

By Jon Birger, senior writer
(Fortune Magazine) -- For many house hunters, these are good times. Home prices have fallen 10% or more in once-hot markets, and interest rates on mortgages of $417,000 or less have sunk to their lowest levels in four years. Today a family with solid credit and enough cash for a 20% down payment can lock in a rate of only 5.9% on a 30-year mortgage, according to Bankrate. Thank you, Ben Bernanke!

The story is much different for well-to-do homebuyers - and not in a good way. These are dark times for jumbo mortgages - home loans of more than $417,000 - which federally chartered mortgage guarantors Fannie Mae (FNM) and Freddie Mac (FRE, Fortune 500) are not permitted to purchase. Spooked investors have stopped buying bonds created from bundles of jumbos or, for that matter, from pools of any other type of mortgage not guaranteed by Fannie or Freddie.

Consequently, banks have cut way back on lending, tightened standards, and hiked rates on jumbos, all of which they now must hold on their own balance sheets. Even for wealthy borrowers with sterling credit and enough cash for a 20% down payment, the cost of fixed-rate jumbo mortgages is now upwards of 7% for a 30-year loan.

The positive news - at least for those seeking a smaller jumbo mortgage - is that Congress feels your pain. As part of the economic stimulus bill signed by President Bush last week, the limit for Fannie and Freddie mortgages will be temporarily raised from $417,000 to $729,750.

In the meantime, there are some things you can do to reduce your mortgage costs without any help from Congress.

Consider a 7/1 jumbo ARM

You can cut your monthly payment by choosing a hybrid loan. Today you can get a "7/1" mortgage, which offers a fixed rate of 5.9% for seven years, then adjusts annually. Why are these loans cheaper than 30-year fixed mortgages? Michelle Ashworth, a top mortgage executive with Wachovia, says that banks prefer to hold ARMs because the interest rate risk is easier to hedge. Some lenders are so eager to sell ARMs that they're now charging regular rates on smaller jumbos. At ING Direct, for example, the lowest rates apply to all 5/1 or 7/1 ARMs less than $500,000.

Take out a second mortgage

Say you need to borrow $800,000 to finance the purchase of your new home but intend to repay $400,000 when the sale of your old home goes through. You'd be best off taking out two home loans - a $417,000 30-year fixed-rate mortgage at the lower conforming rate and a home equity line of credit for the balance. Consult a mortgage broker to help you mix and match. Better yet, see whether you can establish a relationship with your bank's private-banking department - that usually requires $1 million in assets, but the amount may be lowered for someone with big earnings potential (a newly minted partner at a law firm, for instance). "Private bankers usually have amazing deals, especially in this market," says mortgage broker Christopher Minardi of New York-based Manhattan Mortgage.

Hit up Mom and Dad for a small loan

Let's say you're buying a home for $550,000. You've made a 20% down payment, which leaves you with $440,000 to finance. Basically, $23,000 is all that stands in the way of getting a 30-year conforming mortgage at 5.9% instead of a jumbo at 7%. The rate gap is so large it may be worth swallowing your pride and hitting up your relatives for a modest loan - especially if you can pay it back quickly. Pitch it as a win-win: With one-year CD rates down to an average of 3.5%, you could pay them 5% and still beat their bank.

As The Fed Funds Rate Falls, 30 Year Fixed Mortgages Rise

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Federal Reserve Chairman Ben Bernanke testified to Congress Wednesday, alluded to further rate cuts to support an ailing U.S. economy.

fixed-v-fed-2-28-08.gifAlready, the Federal Reserve has lowered the Fed Funds Rate by 2.250% since September 2007.

The graph at right comes from the Wall Street Journal and it highlights a very important correlation between the Fed Funds Rate and mortgage rates.

The correlation is that there is no correlation.

Since the Fed began cutting rates five months ago, mortgage rates on 30-year fixed mortgages are higher, as are jumbo mortgage rates.  ARMs, however, are lower.

Especially noteworthy is how 30-year fixed rates started to spike as the Fed cut rates through January.  Another half-point cut in March could have a similar impact.

As The Fed Funds Rate Falls, 30 Year Fixed Mortgages Rise

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Federal Reserve Chairman Ben Bernanke testified to Congress Wednesday, alluded to further rate cuts to support an ailing U.S. economy.

fixed-v-fed-2-28-08.gifAlready, the Federal Reserve has lowered the Fed Funds Rate by 2.250% since September 2007.

The graph at right comes from the Wall Street Journal and it highlights a very important correlation between the Fed Funds Rate and mortgage rates.

The correlation is that there is no correlation.

Since the Fed began cutting rates five months ago, mortgage rates on 30-year fixed mortgages are higher, as are jumbo mortgage rates.  ARMs, however, are lower.

Especially noteworthy is how 30-year fixed rates started to spike as the Fed cut rates through January.  Another half-point cut in March could have a similar impact.

Restrictions Lifted on Mortgage Giants Fannie Mae, Freddie Mac

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By ALAN ZIBEL The Associated Press

WASHINGTON — The federal regulator for Fannie Mae and Freddie Mac said today it would lift restrictions later this week on the amount of mortgages the government-sponsored companies can hold on their books.

Shares of Fannie and Freddie rose even after Fannie reported a nearly $3.6 billion loss in the fourth quarter of 2007 amid rising home-loan delinquencies.

The Office of Federal Housing Enterprise Oversight (OFHEO), acting after Fannie Mae published audited financial results for 2007 this morning, said the two companies' mortgage investment limits, currently at around a combined $1.5 trillion, would be lifted effective Saturday. Freddie Mac is due to report its financial results Thursday.

The caps were imposed in 2006 in response to the government-sponsored mortgage companies' multibillion-dollar accounting lapses, thereby limiting their participation in the market for securities backed by home mortgages.

James Lockhart, director of OFHEO, said in a statement that the filings are "an important milestone in remediation of their respective operational and control weaknesses that led to multiyear periods when neither company released timely, audited financial statements.

"Last fall, Democratic lawmakers had urged the government to lift those limits as a way to ease mortgage-market turmoil. Regulators allowed an increase, but it was smaller than those lawmakers advocated.

The government, however, did not lift a government mandate that requires Fannie and Freddie to keep reserves to guard against losses of 30 percent above the minimum legal requirement.

Lockhart said he will discuss with Fannie and Freddie a "gradual decreasing" of that requirement. But he noted that it has put the two companies in a better position to cope with "volatile market conditions and (Fannie and Freddie's) significant losses.

"Fannie Mae today said it lost nearly $3.6 billion in the fourth quarter of 2007 as home-loan delinquencies mounted and the company preserved cash in anticipation of further losses. The quarterly loss at Fannie, the largest U.S. buyer and backer of home loans, contrasts with a profit of $604 million in the same period a year earlier. 

© 2008 The Seattle Times Company

Fed Ready to Cut Interest Rates Again

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By JEANNINE AVERSA AP Economics Writer


He is fighting to keep the economy afloat after mighty blows from the housing and credit crises, while trying to contain inflation.

For now, the priority is shoring up the economy, Bernanke suggested in an appearance before the House Financial Services Committee. He pledged anew to slice a key interest rate and help the economy, which many fear is on the verge of a recession, if not already in one.

"The economic situation has become distinctly less favorable" since the summer, the Fed chief told lawmakers.

Since then, the housing slump has worsened, credit problems have intensified and the job market has deteriorated. Bernanke said that combination of bad news has made people and businesses more cautious about spending and investing, further weakening the economy.

The country should prepare for "sluggish economic activity in the near term," Bernanke said. Concern is growing about the possible return of stagflation, when stagnant growth is combined with rising inflation, for the first time since the 1970s.

Were energy prices to continue to rise at a sharp clip _ something the Fed does not anticipate _ it would "create a very difficult problem" for the economy, Bernanke said. Inflation would spread and growth would be further restrained, he said. If that happened, it would be a "very tough situation," he added.

The Fed is prepared to lower rates again to bolster economic growth, Bernanke said. The Fed "will act in a timely manner as needed to support growth and to provide adequate insurance against downside risks," he said, sticking closely to assurances he offered earlier this month.

The central bank started lowering a key interest rate in September. Over just eight days in January, the Fed shaved 1.25 percentage points, the biggest one-month reduction in a quarter-century. Economists and Wall Street investors predict the Fed will cut rates again at its next meeting, March 18. Some analysts believe rates will drop again in April.

Brian Bethune, economist at Global Insight, said Bernanke's remarks "keeps the door wide open for further rate cuts.

"On Wall Street, the Dow Jones industrials edged up 9.36 points.

Bernanke said that at some point this year, the Fed will need to "assess whether the stance of monetary policy is properly calibrated" to foster the Fed's objectives of price stability "in an environment of downside risks to growth.

"He was hopeful that previous rate reductions and the $168 billion economic aid plan of tax rebates for people and tax breaks for business would energize the economy in the second half of 2008.

As the Fed chief began his first day of back-to-back appearances on Capitol Hill to discuss the economy, there was more bad news on the housing and manufacturing fronts. Sales of new homes fell in January for a third straight month. Orders to factories for big-ticket manufactured goods dropped in January by the largest amount in five months.

Bernanke has come under some criticism for not acting sooner in cutting rates. But Alabama Rep. Spencer Bachus, the committee's top Republican, expressed sympathy. "There is perhaps no other public figure in America who has been subjected to as much Monday morning quarterbacking as you have" over the past months, Bachus said.

The committee chairman, Rep. Barney Frank, D-Mass., suggested the economy is not suffering through a garden-variety slowdown.

He made clear that he wasn't trying to put the R-word _ recession _ in Bernanke's mouth. "I'm not going to be responsible for the nervous people at the stock market who overreact when you twitch your nose," Frank told Bernanke. "But the problems we now have are different.

"Many of those woes are linked to the housing meltdown. Bernanke was asked when he thought the housing market might stabilize. It's possible, he said, that by "later this year it will stop being such a big drag directly" on the economy. But home prices probably will decline into next year, he added.

"It is very difficult to know, and we've been wrong before," Bernanke said.

Even as the Fed tries to bolster the economy, it must remain mindful of inflationary pressures, Bernanke said.

Oil prices, which have set records, briefly shot past $102 a barrel on Wednesday; prices eased, but still remain close to $100 a barrel.

"Should high rates of overall inflation persist," Bernanke said, "the possibility also exists that inflation expectations could become less well-anchored." If people think inflation is escalating, they will act in ways that could make things even worse, a sort of self-fulfilling prophecy. Bernanke said that could complicate the Fed's job of trying to nurture growth while keeping inflation under control.

If oil prices continue to skyrocket this year, it would be "hard to maintain low inflation," Bernanke acknowledged.

Copyright © 2008 The Seattle Times Company

Current Mortgage Rates

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As reported by Bank of Oklahoma, 30 year fixed rate mortgages are at 6.375%.  15 year rates are 5.75%.  Check their web site for Jumbo loans above $417,000, FHA, and VA rates.

Lenders axe max mortgages

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With several mortgage lenders withdrawing 125% mortgage products in recent weeks, what does this mean for first-time buyers? Barney McCarthy finds out

The saying goes that when the going gets tough, the tough get going. Presumably the second part means that they show their mettle and get stuck in rather than disappearing, but many mortgage lenders seem to have taken the latter interpretation when it comes to their larger loan-to-value (LTV) mortgage products. Alliance & Leicester, Coventry Building Society, Godiva Mortgages and Abbey have joined Northern Rock and Birmingham Midshires in pulling their 125% LTV mortgages.

The axing of such products is understandable in the current climate, but it may further reduce the options available to first-time buyers struggling to get a foothold on the property ladder.

How larger loans work

When market conditions are more favourable, lenders tend to be more innovative in terms of assisting borrowers to obtain mortgages. In recent years, relatively low interest rate levels and favourable lending conditions enabled a handful of lenders to launch 125% LTV mortgages as a way of helping first-time buyers. By lending 125% of the property’s value, some of the products not only removed the need for a large deposit, but also covered the costs of moving and the purchase of furniture and appliances, via a personal loan of up to 25% of the property’s value. This came in for criticism at the time, with memories of many homeowners falling into negative equity in the early 1990s still fresh in a lot of minds. However, lenders such as Northern Rock and Mortgage Express pressed on with their ranges.

Now that the credit crunch has hit and continues to bite, lenders are being far more careful about the risk of such large loans. Stephen Leonard, director of mortgages at Alliance & Leicester (A&L), says: “A&L is a prudent and responsible lender, with PlusMortgage [its 125% LTV product range] successfully targeting high quality applicants. However, we keep our product range under constant review and given current market conditions, we will be our withdrawing our PlusMortgage products at this time.”

Although there has been concern that the withdrawal of the products will adversely affect first-time buyers, what Leonard says here is key. The 125% mortgages are by no means a one-size fits all product. The “high quality” customer profile is an important element because lenders need to be satisfied that the borrower can take the extra strain of a higher LTV – especially if it exceeds the value of the property.

Plan of action

With 125% ranges being withdrawn by some lenders, new customers will now be unable to access these products, but what about those already on such deals? Essex-based mortgage broker Danny Lovey has expressed concerns that customers already on the deals may not be treated fairly, in line with the Financial Services Authority’s regulations. He says: “If borrowers live in an area where prices are steady or falling and there is no positive equity in the product, what happens then? How do we know if the current lender will allow them to stay on the product and should they offer them the choice of leaving if they are on an extortionate interest rate?”

Coventry Building Society, which has recently withdrawn its Moregage range from the 125% sector, has already reassured existing borrowers with this type of mortgage that they will have several options to consider when their scheme ends. Colin Franklin, head of sales at Coventry, says: “As a building society we look after our borrowers. We already offer Moregage customers a competitive fee-free fixed-rate product when their scheme ends. In addition, the Coventry’s new business schemes have always been available to all new and existing borrowers and as most Moregage customers borrow substantially less than the maximum, many will be eligible for a traditional new business product.”

Proceed with caution

But despite these words of comfort, it is still worth reconsidering your options if you are currently on such a deal. Katie Tucker, spokesperson for brokerage Charcol, says borrowers should act now to stand themselves in better stead in future. “Anyone with existing mortgages in excess of 100% should overpay as much as possible now to reduce their loan-to-value to less than 100%, otherwise their chances of having a remortgage option when the time comes, are slim.”

If you do have a 125% LTV mortgage, it is important not to panic, but speak to your lender if you are at all worried. You may find that when you come to remortgage you experience a hike in your monthly repayments and your product rate, but if you start making plans now, this will come as less of a surprise.