home buying

Am I Really Ready to Buy a House?

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Q: I’ve saved a down payment, narrowed my choices of neighborhoods and drawn up a wish list of what I’m looking for in a home, but I’m getting cold feet. How do I know if I’m really ready to buy a house?

A: It’s perfectly normal to feel hesitant about going through with what may be the biggest purchase of your life. To help put you at ease and to make sure you’re really prepared for this purchase, we’ve compiled a list of questions to ask yourself before buying a new home.

Man and woman looking at lady using laptop in office setting.

Can I afford to buy a house?

Before viewing properties, remember that purchasing a new home will cost more than just the down payment. Buyers also need to cover closing costs, which typically run at 2-4 percent of the total purchase, as well as moving costs, and possibly new furniture and renovations for their new home.

Can I afford the monthly mortgage payments?

Most lending companies will grant a loan to a home buyer if the monthly mortgage payments do not push the buyer’s debt-to-income (DTI) ratio above the recommended 43 percent. This means that the total monthly debt the buyer carries, including their mortgage, credit card, loan, and car payments, do not exceed 43 percent of their monthly income. You may want to work out the total for your pre-mortgage debt before applying for a loan so you have an idea of how much house you can afford.

When determining whether you can actually afford your monthly payments, though, remember that there’s more to home ownership than a monthly mortgage payment. Be sure to include calculations for taxes, insurance and a possible increase in utility bills. A mortgage lender should be able to provide some of these numbers for you.

Am I ready to settle down? 

The average length of time that homeowners in the U.S. live in a house is only seven years. Buyers who don’t plan on staying in their homes long-term may end up incurring a loss. Consider factors like your career, family planning, changing demographics of a neighborhood and more when trying to answer this question. Experts advise buyers to only purchase homes they plan on living in for a minimum of five years.

Does buying a house in my neighborhood make financial sense? 

Many Americans view home ownership as a rite of passage into adulthood, but that doesn’t mean purchasing a home always makes financial sense. In some neighborhoods, rentals are relatively cheap while houses sell for far more than they are actually worth. In these neighborhoods, buying a home may not be the logical choice, even if the buyer can easily afford the purchase.

Is my credit score high enough?

A fairly decent credit score is necessary to qualify for a home loan. Most lenders will only grant a home loan to borrowers with a credit score of 650 or higher. A score that doesn’t make the cut can be increased by being super-careful about paying all bills on time, not opening new credit cards in the months leading up to the home loan application, paying credit card bills in full each month and keeping credit utilization low.

Do I have a plan in place for repairs? 

When a renter has a leaky faucet, they call the landlord and the problem becomes theirs. When a homeowner has a leaky faucet, it’s their own problem. They can either fix it or hire someone to do the job, but it’s a good idea to have a plan in place before the first thing in a new home needs fixing. If you’re handy enough to handle repairs on your own, you’ll need to be ready and willing to give up some of your free time on weekends to tend to things around the house.  Otherwise, it’s best to have a tidy sum put away to pay for necessary repairs before purchasing a home.

Sometimes, an appliance or a system in the house will be broken beyond repair and will need replacing. Homeowners need to have enough money stashed away in their emergency fund or rainy-day account to cover these purchases, too.

Buying a first home is an exciting milestone that only happens once in a lifetime. If you think you’re ready to take this step, first make sure this purchase is the right choice for you at this time on a financial and practical level.

Your Turn: How did you know you were ready to buy a house? Share your thoughts with us in the comments.

The Pros And Cons Of Bridge Loans

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Buying your second home is nothing like buying your first. This time around, you’re bridge loancoming to the table with the experience of being a homeowner. You know what to expect throughout the buying process, you know what to look for in a home and you know what you can afford. After all, experience is truly the best teacher.

Another major difference this time around is that you’re likely counting on proceeds from the sale of your first home to help cover the down payment and the closing costs of your new home.

But what happens if selling that home is taking a bit longer than you’d anticipated? What if you need to move immediately because of a job opportunity, or because there’s a great home on the market that will be snatched up if you don’t grab it quickly? How are you going to come up with the funds if your own home isn’t selling quickly?

This is where bridge loans come in. A bridge loan provides temporary financing until more permanent financing can be obtained. When taking out a bridge loan, it’s understood that once permanent financing is in place, some of those funds will be used to pay back the bridge loan. Bridge loans are most commonly used to help the borrower span the gap between the sale of one home and the purchase of another.

Terms vary tremendously, so take the time to talk with your loan officer. Some will completely pay up the outstanding mortgage on the old home, while others will only pay off a portion of it, leaving the borrower with two mortgages, or simply lumping the loans together.

Bridge loans understandably have shorter terms than other loans, and are typically more expensive as well. Also, a lender will usually only extend a bridge loan if the borrower agrees to finance their new home’s mortgage through the same institution.

Bridge loans seem to provide the ideal solution to a less-than-ideal situation: You can now house-hunt freely and without waiting for your current home to sell. However, bridge loans are not as simple as they may seem.

Let’s take a look at some of the pros and cons of taking out a bridge loan.

Pros

1.) Freedom to house-hunt

The most obvious benefit of taking out a bridge loan is also the most significant. With this financing in place, you’ll be free to buy the home of your choice, without being bound by the sale of your previous home.

2.) Short lending term

Another big benefit of bridge loans is their short lifespan. Bridge loans usually run for six-month terms, though they can span anywhere from several weeks to several years. In contrast, most conventional loans are structured around a long payback term that can last for decades. The longer the payback term, the more likely it is that the borrower will suffer from a financial setback, which makes repayment challenging or impossible.

This, in turn, can give rise to further financial challenges as the borrower is hit with various penalties and fees, or is forced to take out another loan. The short payback term of bridge loans assures that this loan will not be a source of financial stress for years to come.

Cons

1.) Total debt increases

Any loan a buyer takes out will cause their total debt to climb. Sometimes, a bridge loan will split the purchase of the second home into two mortgages, leaving a buyer with three monthly mortgage payments; one from their previous home, and two from their new one. Other times, the buyer will be left with two mortgages to pay, which can also be a strain on their budget. In either case, an increase in debt means an increase in monthly financial obligations.

2.) High interest rates and fees

To compensate for their short lifespans and the amount of work the lender has to do for them, bridge loans generally have high interest rates, generally reaching between 8.5 – 10.5% of the total loan. There are also various fees involved, such as closing costs, origination fees and more.

3.) Risky contingency

Bridge loans are usually taken out with the understanding that the sale of your existing home will allow you to repay the loan. But what if your house doesn’t sell before the loan is due? This can happen even if you have an interested buyer – they may not get the financing they need or they may back out. This will leave you with a huge debt on your hands that you can’t afford to repay.

It’s important to speak to a Realtor about market conditions before taking out a bridge loan, even if you think you have a buyer. Make sure the odds are in your favor and that it is likely your home will be sold on time before committing to a loan that is contingent on its sale.

If you really need the funds from the sale of your home before the transaction is finalized, but the thought of taking out a bridge loan makes you uneasy, you may want to consider other options. You can take out a HELOC, borrow against a 401(k) plan or take out a loan secured by stocks, bonds or other assets.

And of course, don’t forget to call, click, or stop by Destinations Credit Union for guidance throughout the process of buying and selling a home.

Your Turn: Have you bought a second home recently? How was the purchase different than your first time around? Share your experience with us in the comments!

SOURCES:
http://www.bankrate.com/finance/mortgages/bridge-loans-ease-the-transition-from-one-home-to-another-at-a-cost.aspx 
https://en.m.wikipedia.org/wiki/Bridge_loan 
https://www.thebalance.com/what-are-bridge-loans-1798410 
http://m.finweb.com/real-estate/the-pros-and-cons-of-bridge-loan-financing.html  

Your Down Payment On A House

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Q: I’m hoping to buy a house in the next few months. How much of a down payment should I have saved up?
A: When you think about your down payment, balance is key. If you think you might sell the house within just a few years of ownership, having a large down payment exposes you to greater risk if real estate prices fall. However, a larger down payment can also mean lower monthly payments.
The value of $1,000 is pretty hard to quantify, especially in a real estate market that might have $30,000 homes and $300,000 homes. Instead of thinking about the amount of money, think about a percentage of the value of the house. When making these decisions, here are three questions to ask yourself.
Can I put 20% down?
A down payment of 20% is something of a magic number. With 20% down, borrowers are no longer responsible for carrying Private Mortgage Insurance (PMI). PMI is a protection most lenders require to cover their investment in you should you not repay your loan. The premiums for this insurance are paid by you, either as a lump sum at closing or included with the mortgage payment, and thus make your monthly payment higher. PMI usually costs between 0.5% and 1.0% of the value of the loan, though prices vary based upon several factors. Using this model, on a $100,000 loan, expect to pay around $83 more per month.
20% is also a magic number for interest rates. Lenders see a 20% down payment as a sign of a responsible borrower. Meeting that down payment amount means the borrower typically has a lifestyle of spending responsibly and saving money, both of which are signs of a solid credit risk. Regardless of your credit score, a 20% down payment can help save on the costs of the loan.
Can I get help to get there?
There are a wide variety of home buyer assistance programs designed to help people reach that 20% threshold. These come in two forms: grants and delayed repayment loans. They’re offered by housing departments at all levels of government and frequently go unused because home buyers don’t think they qualify.
Grants are no-strings-attached checks that you have to use for a specific purpose, in this case, the down payment on a home. Many are limited by income level or region of purchase, but they are definitely worth exploring. Even more options are open to first-time home buyers, former or current members of the armed forces and people in public service-oriented professions.
Delayed repayment loans are similar. These are second mortgages held by an organization for a portion of the total cost of the house. They do not begin accruing interest until after you’ve paid off your primary mortgage, and some of them are forgiven after you’ve owned the home for a certain amount of time. These are available from housing authorities and private organizations all over the country.
One important note: While you can get a lot of help, you cannot use another loan, even one from your parents or relatives, as part of your down payment. Doing so is a federal crime and can get you in serious trouble! In the best case, lenders will be suspicious of large deposits you can’t explain, and may even refuse to issue the mortgage loan.
If you can’t get to a 20% down payment, there are several options. You could make the smaller down payment, understanding that you’ll have to pay higher interest rates and PMI. You could also look at houses in lower price ranges. You might also decide to postpone home ownership and focus on saving so you can get there the next time around.
Should I go over 20%?
Making a very large down payment is an investment. Think of your mortgage like a savings account. You make an initial “deposit” when you make a down payment. A portion of your payment goes into your account each month while the rest goes to cover interest, which is the price you pay for living in your savings account. The return on your investment in the large initial down payment is the lower total interest you’ll have to pay.
When deciding if you want to put more than 20% down, think of your mortgage rate like the rate of return. If you can put another $1,000 down, that’s $1,000 less you’ll need to borrow. If your interest rate is 4%, then the return on that investment is $40 in interest you don’t have to pay. On the other hand, you don’t have that $1,000 to invest somewhere else now. If your retirement account earns 5%, then that same $1,000 will earn $50 if invested there. Making the larger down payment will end up “costing” you $10 in the long run.
As with any other investment decision, weigh the pros and cons. It may have a comparatively low rate of return, but the risk is negligible. Unless the value of your house drops dramatically, you won’t lose your down payment. It can be a smart move to put down as much as you can, but make sure to leave your retirement fund and emergency fund intact.
SOURCES: 
http://www.mtgprofessor.com/A%20-%20Down%20Payment/what_is_the_yield_on_a_larger_down_payment.htm
http://www.mtgprofessor.com/A%20-%20Down%20Payment/how_much_should_i_put_down.htm 
http://www.consumerfinance.gov/askcfpb/122/what-is-private-mortgage-insurance.html
http://www.investopedia.com/articles/pf/07/avoid_pmi.asp 
http://www.bankrate.com/finance/mortgages/down-payment-assistance-still-available.aspx
http://homeguides.sfgate.com/can-personal-bank-loan-out-down-payment-home-97705.html 
https://www.mortgagehippo.com/blog/down-payment-assistance-programs/

The Hows, Whys, And Whens Of Rate Locks

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Q: Everyone I talk with about my house search tells me I need to shop mortgages and lock in a rate. What do they mean? 
If you’re on the market for a house now, congratulations. This is an historically good time to buy. Interest rates are low and prices are rising in most markets. Even if it seems like a disorienting and confusing process, home buying is worthwhile in the long run.
A rate lock is an agreement by a lender to ensure a rate on a loan for a set period of time. Regardless of what the mortgage market does before the closing date, the “points,” duration, and interest rate will remain the same. The lock agreement is valid until a few days after your expected closing date to account for any potential complications and can be rejected only if some serious error emerges during the qualification process. 
When should I get a rate lock? 
Rate lock agreements are usually offered for 30, 60 or 90 days. The longer term locks may seem like a good deal, but they usually come with higher origination fees. A 30-day rate lock might establish a 4.00% interest rate with a quarter point (or 0.25% of the value of the loan). A 60-day lock on that same loan might include a half point instead (0.50% of the loan).
It might be tempting to get your mortgage rate set in stone before you’ve started looking at homes so you have a good idea of your price range. As convenient as it sounds, doing so could cost you in the long run. Interest rates don’t change that fast. Over the past year, interest rates have gone from a low of 3.55% to a high of 4.20%. The worst month ever for mortgage rates saw an increase of about half a percent. That raises your monthly payment $35 on a $250,000 loan. To save that $35 per month, your lender may charge you $6,250 (a quarter point) up front! You won’t make up for that higher upfront cost for nearly 15 years. If, instead, you paid the higher interest rate and put that money in a savings account, you’d make about $2,000 over the life of your mortgage.
That said, ignoring your mortgage rate until the day before closing is also unwise. Your lender needs time to put together the paperwork for your loan. Ideally, you should get a rate lock sometime between a week and a month before you close. A pre-approval process should give you a good idea of your budget and can help your offer stand out in a sellers’ market. An easy closing transaction, instead of trying to time the market, should be your priority here. 
How do I lock my rate? 
One of the wisest things you can do in the home-buying process is to talk with your credit union representatives to let them know you are starting the process of buying a home. With many years of experience in home lending, they can help you identify some good strategies for determining the right home for you and streamline the process you’ll be following. They will also help you get started on pre-approval if appropriate at that time. Then, once you’ve found the right house and you’re ready to make it yours, let them know you are ready to lock your rate. After signing an agreement with your lender for the rate, points and duration, you’re all set. 
Why should I lock my interest rate? 
Locking your interest rate has two big benefits. It helps you prepare your new monthly budget and it helps your credit union get all the necessary paperwork in order for closing. Don’t think of your rate lock as a chance to score a deal. You won’t save much money. In fact, you could stand to lose quite a bit by trying. Think of it as a T-crossing and I-dotting exercise. Having a rate lock on a mortgage means one less piece of paperwork that stands between you and your new home.
If you’d like more information about current mortgage rates, saving for a down payment, or anything else about the home-buying process, reach out to your neighbors at Destinations Credit Union. Our supportive staff is there to help you every step of the way, from setting a budget to protecting your biggest investment. Call, email, or click your way to Destinations Credit Union today! 
 SOURCES: 
http://www.bankrate.com/finance/mortgages/questions-rate-lock-answered.aspx

http://www.bankrate.com/finance/mortgages/how-to-lock-mortgage-rate.aspx

https://ycharts.com/indicators/30_year_mortgage_rate