Saturday, April 25, 2009
Reverse mortgage variation is aimed at seniors looking to downsize
Reporting from Washington -- That Ralph and Plum Smith bought a house last month in Brookings, Ore., is not terribly remarkable, at least not until you learn that he's 84 and she's 77. But what is even more noteworthy is that the couple didn't pay cash for their new $240,000 home, yet they will have no mortgage payments.
The Smiths are among the first seniors in the country to close on a Home Equity Conversion Mortgage (HECM) for Purchase, a form of federally insured reverse mortgage authorized in the Housing and Economic Recovery Act of 2008. The law took effect Jan. 1.
The program is aimed largely at persons 62 years or older who want to move down the housing ladder. The idea is to allow them to sell their current residence and use a reverse mortgage to buy a new one, all in a single transaction that eliminates the need for two sets of expensive closing costs.
The Smiths don't exactly fit that profile. But then Monte Howard, director of affinity marketing for Generation Mortgage, the Smiths' lender, believes it will be the nation's burgeoning legion of seniors, not the lending community, "who are going to teach us how this product really works."
The Smiths sold their house last May and moved into an apartment to mark time until they decided what they wanted to do with the rest of their lives. But when their real estate broker showed them they would have paid $68,000 in rent in six years and "have nothing to show for it," they decided to rejoin the ranks of owners.
The Oregon couple used proceeds of the sale of their old house as a down payment for the new one, and took out a reverse mortgage for the rest. They still had to cover the expenses for two closings but, except for a review of their financial obligations, they didn't have to meet any income, credit or asset qualifications for their new loan.
Better yet, they'll have no monthly payments because the loan doesn't have to be paid back until they leave their new home.
"We're just delighted," says Plum Smith. "We accomplished what we wanted to do, and that was downsize."
The loans are called reverse mortgages because, instead of you paying the lender, the lender pays you. The amount you receive is based on the age of the youngest borrower, the value and location of the home and current interest rates. You can take the proceeds in a lump sum, as the Smiths did to pay for their new house; as a line of credit to be tapped as needed; in monthly installments; or in any combination of the three.
Interest and mortgage-insurance premiums accrue on the borrowed amount, but no payments are necessary until the home is no longer occupied or owned by the borrower. In other words, a reverse mortgage need not be repaid until you sell, move out or pass away.
And since these are nonrecourse loans, you'll never owe more than the value of the property. You'll owe the sum of the amount you borrowed plus the accrued interest and insurance. If the house is worth more than that when you leave, you or your heirs will receive the difference. And if it is worth less, the lender eats the difference, not you or your estate.
About the only eligibility requirements are that you must be at least 62 and the home must be your primary residence and held in your name. Cooperatives, second homes, vacation properties and some manufactured houses are not eligible.
There is a limit on how much you can borrow: $625,500 until the end of the year, when it falls back to $417,000 unless Congress decides otherwise.
Instead of allowing seniors to unlock the equity they have in their current residences without having to move, the Home Equity Conversion Mortgage for Purchase is designed for older owners who want to scale down their housing, perhaps to a place that's not just smaller but also meets their changing physical needs, has a better climate or is closer to their children.
"Since the product is brand new, there really isn't a typical scenario just yet," Howard of Generation Mortgage says. "But one of the most exciting is that seniors like the Smiths who have been out of the housing market will be able to come back and consider homeownership again. This is their chance, especially with prices as low as they are."
However you choose to use your Home Equity Conversion Mortgage for Purchase, you don't have to use all your borrowing power to buy another place. If the house costs less than you can borrow, you can use the difference for other purposes. Or, like a regular reverse mortgage, you can take the rest as a line of credit.
Source
Friday, April 24, 2009
Modifying a mortgage? Don't pay a fee
NEW YORK (CNNMoney.com) -- Question 1. My husband went to company who claims they work with the mortgage company and negotiate on your behalf "for a fee." They claim we as homeowners cannot do this on our own. Now I am beginning to think we made a very big mistake. -- Worried in Florida
Unfortunately, it sounds like you've been conned.
First of all, if you need to modify your mortgage or you're having trouble making your monthly payments, your first phone call should be to your lender. These days lenders are instituting their own modification programs for troubled borrowers. You should not pay a "fee" to any company that says it can negotiate with your mortgage company.
My advice: call your lender and explain your situation.
The government also has its own mortgage modification program that lenders are signing onto. For information go to makinghomeaffordable.gov. In the meantime, report the company that you've been using to your local Better Business Bureau and give a call to your local state Attorney General. .
Question 2. Can you give me the pros and cons of a reverse mortgage? I am 62 years old and wondering if this is good to do. -- Marlene
A reverse mortgage is a loan where your home equity is converted into cash that you receive either as a lump sum, a monthly payment or line of credit.
The loan doesn't need to be repaid if you continue to live in the home. But if you move, the debt must be repaid - with interest.
If you die, your heirs can elect to sell the house to repay the loan.
Reverse mortgages are most beneficial if you own your home or have a small amount left to pay on the original mortgage.
Reverse mortgages are also best for people who want to remain in their home for the long term. If you're looking to move in two or three years, a reverse mortgage may not be right for you.
One of the biggest downsides of a reverse mortgage: fees can be high. You are required to get counseling before buying this product. Contact the Housing Counseling Clearinghouse at 800-569-4287 to find a lender in your area. Or go to AARP.org for a more comprehensive look at these products.
Question 3. I filed my 2008 taxes in February and was told I was not eligible for the first time homebuyers tax credit because the program began on April 10th 2008. I had closed on my home in mid-March. Is there any way that I can still receive the tax credit? -- Brian, New Jersey
Sadly, you won't be able to get this credit.
You can claim this credit only if you bought your home between April 8th of last year through January of 2010.
There are other caveats too. For example, to claim this credit you have to be a first-time homebuyer -- meaning you can't have owned a principle property in the three years leading up to the purchase.
And there are income limits too. $75,000 for single tax filers and $250,000 for married couples filing jointly. For more information, go to federalhousingtaxcredit.com. To top of page
Source
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Thursday, April 23, 2009
FHA mortgages may be more costly compared to other loans
The importance of FHA in the home mortgage market has changed markedly over the years. This has been due less to changes in the FHA itself than to changes in the broader market in which it operates.
In the early 1990s, FHA had about 15 percent of the home-purchase market. In subsequent years through 2006, FHA lost business to the growing subprime market, which took many borrowers who could have gone FHA. In addition, FHA lost business to the prime conventional market, which developed and aggressively merchandised option adjustable-rate mortgages (ARMs) and interest-only products, as well as reduced documentation underwriting, none of which FHA offered. In 2006, FHA's share of the purchase market had fallen to less than 4 percent.
Then came the financial crisis.
With home prices declining and defaults rising, the subprime market largely disappeared; option ARMs declined to a trickle; and documentation requirements on prime conventional loans were substantially tightened. In addition, FHA loan limits were raised materially in 2008, and again in 2009. In early 2009, FHA's market share of new purchases was back to about 15 percent, and its share of refinances was substantially higher.
The FHA market niche: An FHA borrower in early 2009 1) doesn't need a loan larger than the FHA maximum in the borrower's county; 2) can't put more than 3.5 percent down, which is the FHA requirement; 3) is not eligible for a VA loan, which allows zero down; and 4) can't be approved for a conventional loan but can be approved under FHA's more liberal underwriting rules.
A borrower who can put 10 percent down on a loan smaller than the FHA maximum, and who can be approved for a conventional loan, will usually do better with a conventional loan, but there can be exceptions - see below.
FHA loan limits: The loan limits on FHAs effective until year-end 2009, established on a county basis, were the same as those applicable to Freddie Mac and Fannie Mae. On a single-family house, they ranged from $271,050 to $729,750 in 76 higher-price counties. Loan limits on two- to four-family houses are higher. On HECMs (reverse mortgages), the maximum was raised to $625,500 for the balance of 2009. You can find the limit applicable to any particular county at www.hud.gov.
Down-payment requirements: In 2009, FHA's 3.5 percent down payment compared with 5 percent to 10 percent on most conventional loan programs. Zero-down loans, which were widely available in the conventional sector during the go-go years of 2000-2006, have largely disappeared. The only generally available zero-down loans are VAs and USDA loans in rural counties.
FHA borrowers in some cities, counties or states have access to special programs that eliminate the need for a down payment by offering second mortgages at favorable terms. Usually, no payments are required on the second until the house is sold. The public agencies offering these programs have their own eligibility rules that are independent of FHA.
Underwriting requirements: FHA will accept lower credit scores than are acceptable on prime conventional loans, and are more forgiving of past mistakes. FHA will forgive a bankruptcy after only two years, and a foreclosure after three years.
Mortgage insurance: FHA borrowers pay a monthly mortgage insurance premium of 0.5 percent per year (0.55 percent on loans with less than 5 percent down), and an upfront premium of 1.75 percent, which is almost always included in the loan amount. In contrast, most conventional loans have only a monthly premium, which is higher than the FHA monthly premium but disappears at 20 percent down. Because of the higher mortgage insurance premiums, an FHA will be more costly to a borrower when the rate and points are the same.
Differences in rate and points between FHAs and conventionals: In shopping lenders who offer both FHA and conventional loans, I have found that in many cases the rate and points quoted on FHAs are higher. Lenders often charge larger markups on FHAs, partly because they are more costly to originate, and also because "they can." There isn't as much competition for FHAs because a large proportion of brokers and smaller lenders don't offer them.
On the other hand, I found that some lenders quote the same or even lower rates and points on FHAs. This kind of market fragmentation, which surprised me, appears to be a consequence of the financial crisis. It places an added burden on borrowers shopping for the best deal, as if that wasn't already difficult enough.
Comparing prices: Borrowers should be able to compare the all-in costs of an FHA and a conventional by comparing their APRs. The APR takes account of the rate, points, other lender fees and all mortgage insurance premiums. Unfortunately, the APR assumes that all loans run to term, which makes it deceptive for any borrower who expects to have the loan less than 10 years.
Furthermore, most of the lenders I checked are not calculating the APR on FHAs correctly. The most common mistake is ignoring the upfront mortgage insurance premium, which their software was never programmed to accommodate. If you want to make an all-in price comparison over the period you expect to have the loan, use my calculator 9c online at mtgprofessor.com/mpcalculators/FRMvsFRM Calculator/FRMvFRM.asp.
• Jack Guttentag's column appears Sundays in Homes Plus. Contact him via his Web site at mtgprofessor.com.
Inman News Service
Source
In the early 1990s, FHA had about 15 percent of the home-purchase market. In subsequent years through 2006, FHA lost business to the growing subprime market, which took many borrowers who could have gone FHA. In addition, FHA lost business to the prime conventional market, which developed and aggressively merchandised option adjustable-rate mortgages (ARMs) and interest-only products, as well as reduced documentation underwriting, none of which FHA offered. In 2006, FHA's share of the purchase market had fallen to less than 4 percent.
Then came the financial crisis.
With home prices declining and defaults rising, the subprime market largely disappeared; option ARMs declined to a trickle; and documentation requirements on prime conventional loans were substantially tightened. In addition, FHA loan limits were raised materially in 2008, and again in 2009. In early 2009, FHA's market share of new purchases was back to about 15 percent, and its share of refinances was substantially higher.
The FHA market niche: An FHA borrower in early 2009 1) doesn't need a loan larger than the FHA maximum in the borrower's county; 2) can't put more than 3.5 percent down, which is the FHA requirement; 3) is not eligible for a VA loan, which allows zero down; and 4) can't be approved for a conventional loan but can be approved under FHA's more liberal underwriting rules.
A borrower who can put 10 percent down on a loan smaller than the FHA maximum, and who can be approved for a conventional loan, will usually do better with a conventional loan, but there can be exceptions - see below.
FHA loan limits: The loan limits on FHAs effective until year-end 2009, established on a county basis, were the same as those applicable to Freddie Mac and Fannie Mae. On a single-family house, they ranged from $271,050 to $729,750 in 76 higher-price counties. Loan limits on two- to four-family houses are higher. On HECMs (reverse mortgages), the maximum was raised to $625,500 for the balance of 2009. You can find the limit applicable to any particular county at www.hud.gov.
Down-payment requirements: In 2009, FHA's 3.5 percent down payment compared with 5 percent to 10 percent on most conventional loan programs. Zero-down loans, which were widely available in the conventional sector during the go-go years of 2000-2006, have largely disappeared. The only generally available zero-down loans are VAs and USDA loans in rural counties.
FHA borrowers in some cities, counties or states have access to special programs that eliminate the need for a down payment by offering second mortgages at favorable terms. Usually, no payments are required on the second until the house is sold. The public agencies offering these programs have their own eligibility rules that are independent of FHA.
Underwriting requirements: FHA will accept lower credit scores than are acceptable on prime conventional loans, and are more forgiving of past mistakes. FHA will forgive a bankruptcy after only two years, and a foreclosure after three years.
Mortgage insurance: FHA borrowers pay a monthly mortgage insurance premium of 0.5 percent per year (0.55 percent on loans with less than 5 percent down), and an upfront premium of 1.75 percent, which is almost always included in the loan amount. In contrast, most conventional loans have only a monthly premium, which is higher than the FHA monthly premium but disappears at 20 percent down. Because of the higher mortgage insurance premiums, an FHA will be more costly to a borrower when the rate and points are the same.
Differences in rate and points between FHAs and conventionals: In shopping lenders who offer both FHA and conventional loans, I have found that in many cases the rate and points quoted on FHAs are higher. Lenders often charge larger markups on FHAs, partly because they are more costly to originate, and also because "they can." There isn't as much competition for FHAs because a large proportion of brokers and smaller lenders don't offer them.
On the other hand, I found that some lenders quote the same or even lower rates and points on FHAs. This kind of market fragmentation, which surprised me, appears to be a consequence of the financial crisis. It places an added burden on borrowers shopping for the best deal, as if that wasn't already difficult enough.
Comparing prices: Borrowers should be able to compare the all-in costs of an FHA and a conventional by comparing their APRs. The APR takes account of the rate, points, other lender fees and all mortgage insurance premiums. Unfortunately, the APR assumes that all loans run to term, which makes it deceptive for any borrower who expects to have the loan less than 10 years.
Furthermore, most of the lenders I checked are not calculating the APR on FHAs correctly. The most common mistake is ignoring the upfront mortgage insurance premium, which their software was never programmed to accommodate. If you want to make an all-in price comparison over the period you expect to have the loan, use my calculator 9c online at mtgprofessor.com/mpcalculators/FRMvsFRM Calculator/FRMvFRM.asp.
• Jack Guttentag's column appears Sundays in Homes Plus. Contact him via his Web site at mtgprofessor.com.
Inman News Service
Source
Wednesday, April 22, 2009
Reverse mortgages should have fixed interest rates
I'm glad to see that the government has considered reverse mortgages in the stimulus package. But still not enough has been done.
This has been one of the biggest rip-offs in the banking business -- and directed at seniors, which is inexcusable.
The biggest problem with the reverse mortgage is not the exceedingly high origination costs, the maintenance costs or the low ceiling on loans, but the fact that there is no fixed interest rate. The approximate rate you quote in your article is 4%, but who knows what the interest rate will be in five or 10 years.
With rates at a historic low, this is an unseemly burden to seniors and their heirs.
Source
Saturday, April 18, 2009
Mortgage math: Why it may not pay to pay off the house
The mortgage-burning party has long been an exhilarating rite of retirement. But these days more and more retirees are carrying mortgage debt for years after they leave work. During the real estate boom of the last decade, many older individuals bought bigger houses or relied on cash-out refinancing to tap equity.
As the recession threatens economic security, that old-fashioned question -- Should I pay off the mortgage now, or continue with monthly payments perhaps well into my seventies? -- is back in vogue. There's no simple answer for everyone. Living free of debt has its emotional rewards, but you'll need to cast a cold eye on the financial pros and cons.
To pay off a mortgage, you'll have to come up with a lump sum, probably from your portfolio. The basic rule of thumb holds that you should usually keep your mortgage if your after-tax interest rate is lower than the expected after-tax returns from your investments. (The after-tax rate accounts for the savings you get from deducting the mortgage interest on your tax return.) To the extent your investment income enjoys the lower capital-gains rate, the real cost of cashing in investments to pay off deductible debt rises.
A bear market presents another disadvantage for the payoff strategy, says Dianne Nolin, first vice-president of Spire Investment Partners, in McLean, Va. "You will be transforming a not-permanent loss to a permanent loss," she says. "You'll lose all opportunity for the upside."
Richard Arzaga, chief executive officer of Cornerstone Wealth Management, in San Ramon, Calif., agrees, based on an analysis of the last nine bull- and bear-market cycles. He calculates that if a homeowner withdrew $100,000 from a diversified portfolio during the average bear market to pay off a 6% loan, the homeowner would have saved $50,528 in interest by the end of the 82 months of the bear-bull cycle. However, a homeowner who stayed in the market would have gained $86,000 in profits by the end of the cycle. "Historically, it has paid to stomach the volatility of the bear-bull cycle rather than paying down 6% debt," he says.
Other Considerations
Paying off a 6% mortgage could make sense if you have a lot of cash in money-market funds earning 1% or 2% a year, but make sure you have enough in cash reserves to pay for living expenses for several years. "You cannot tie up all your money in the house," says Nolin. Also, set aside money for large medical bills and other unexpected expenses.
Don't assume you can pay off the mortgage and then tap a home-equity line of credit if you need money later. Lines of credit are tough to get now and may carry a higher rate than your current mortgage. In a crunch, you can take out a reverse mortgage, but such a loan comes with high fees.
If you're convinced it's time to pay off your mortgage, try to find the cash in a taxable account. Funding the payoff with a big 401(k) or IRA withdrawal could push you into a higher tax bracket.
An alternative route to a mortgage-free lifestyle is to downsize to a less-expensive house that you buy with the proceeds from the sale of your current home. Or you could take the middle ground: Boost the amount you're paying on the mortgage each month. The extra money will go toward reducing principal and reducing future interest payments -- and speeding up the date for that mortgage-burning party.
Source
As the recession threatens economic security, that old-fashioned question -- Should I pay off the mortgage now, or continue with monthly payments perhaps well into my seventies? -- is back in vogue. There's no simple answer for everyone. Living free of debt has its emotional rewards, but you'll need to cast a cold eye on the financial pros and cons.
To pay off a mortgage, you'll have to come up with a lump sum, probably from your portfolio. The basic rule of thumb holds that you should usually keep your mortgage if your after-tax interest rate is lower than the expected after-tax returns from your investments. (The after-tax rate accounts for the savings you get from deducting the mortgage interest on your tax return.) To the extent your investment income enjoys the lower capital-gains rate, the real cost of cashing in investments to pay off deductible debt rises.
A bear market presents another disadvantage for the payoff strategy, says Dianne Nolin, first vice-president of Spire Investment Partners, in McLean, Va. "You will be transforming a not-permanent loss to a permanent loss," she says. "You'll lose all opportunity for the upside."
Richard Arzaga, chief executive officer of Cornerstone Wealth Management, in San Ramon, Calif., agrees, based on an analysis of the last nine bull- and bear-market cycles. He calculates that if a homeowner withdrew $100,000 from a diversified portfolio during the average bear market to pay off a 6% loan, the homeowner would have saved $50,528 in interest by the end of the 82 months of the bear-bull cycle. However, a homeowner who stayed in the market would have gained $86,000 in profits by the end of the cycle. "Historically, it has paid to stomach the volatility of the bear-bull cycle rather than paying down 6% debt," he says.
Other Considerations
Paying off a 6% mortgage could make sense if you have a lot of cash in money-market funds earning 1% or 2% a year, but make sure you have enough in cash reserves to pay for living expenses for several years. "You cannot tie up all your money in the house," says Nolin. Also, set aside money for large medical bills and other unexpected expenses.
Don't assume you can pay off the mortgage and then tap a home-equity line of credit if you need money later. Lines of credit are tough to get now and may carry a higher rate than your current mortgage. In a crunch, you can take out a reverse mortgage, but such a loan comes with high fees.
If you're convinced it's time to pay off your mortgage, try to find the cash in a taxable account. Funding the payoff with a big 401(k) or IRA withdrawal could push you into a higher tax bracket.
An alternative route to a mortgage-free lifestyle is to downsize to a less-expensive house that you buy with the proceeds from the sale of your current home. Or you could take the middle ground: Boost the amount you're paying on the mortgage each month. The extra money will go toward reducing principal and reducing future interest payments -- and speeding up the date for that mortgage-burning party.
Source
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Friday, April 17, 2009
INTERVIEW:KHFC Aims To Issue Up To KRW1T MBS Overseas In 2H
SEOUL (Dow Jones)--SouthKorea's state-run Korea Housing Finance Corp. is looking to raise up to KRW1 trillion ($758 million) in foreign-currency denominated real-estate mortgage-backed securities overseas in the second half of the year, Chief Executive Lim Joo-jae said.
"There are some indications that the financial market is set to improve in the second half. (At the moment) we are comparing the costs of issuing securities overseas and domestically so that when global market conditions turn favorable,we will be ready to issue," Lim told Dow Jones Newswires in a recent interview.
Because the plan is in its early stages, KHFC has yet to decide on the tenure of the securities, what currency they will be denominated in, and where it plans to issue them.
"We are getting various ideas from global investment banks (on tenure and currency)," Lim said.
In March, KHFC selected Standard Chartered PLC (STAN.LN) and BNP Paribas SA (4507.FR) to advise them on how to issue these securities, Lim said.
Launched in March 2004, KHFC is a government body that promotes long-term house mortgage financing through long-term fixed-rate loans, and has also issued won-denominted mortage-backed securities over the years.
Lim said the KRW1 trillion in securities to be issued - its first outside South Korea - will be backed by real-estate assets on KHFC's books. Recent government bonds already show some receptiveness to Korean paper. Earlier this week, the South Korean government priced a $1.5 billion 2014 bond at 99.512 to pay a yield of 5.864%, equivalent to 400 basis points over the five-year U.S. Treasury yield. It also priced a $1.5 billion 2019 bond at 99.052 to pay a yield of 7.260%, equivalent.
Despite the ongoing credit crunch turmoil that has soured the reputation of mortgage-backed securities, Lim said that he was confident KHFC's debt issuance overseas will be well received.
Any losses will also be backed by the government which is ultimately responsible for KHFC, he added.
"Delinquency ratios in Korea are very low and house prices aren't likely to fall below our collateral set price due to strict risk controls and requirements we implement from the start," said Lim.
An individual that borrows from KHFC is limited to payments of, at most, 33% of their household income on annual basis.
Still, KHFC's delinquency rates are rising, though not as much as that of the commercial banks, which are more focused on small-to-medium sized companies as customers.
As of the end of January, the ratio of delinquent loans to total loans was 0.82%, higher than the 0.66% average at South Korean banks. At the end of 2008, KHFC's mortgage-loan delinquency ratio was 0.72% and Korean banks' was 0.47%. The average loan-to-house value ratio of KHFC's outstanding loans is 47%, which means KHFC only loses money during a foreclosure in the unlikely event that house prices fall below this amount.
KHFC To Securitize KRW6T Of Banks' House-Backed Loans In 2009
Since it was launched five years ago, KHFC has issued a total of KRW14 trillion of MBS in the domestic market.
"And in about three years, the MBS market will grow to about KRW40 trillion to KRW50 trillion in Korea," said Lim.
KHFC is securitizing residential mortgageloans extended by domestic banks as part of its efforts to grow the MBS market. It plans to securitize KRW6 trillion of home mortgage loans by domestic banks this year, providing the banks with the funds to increase their residential loans.
"We have so far securitized Woori Bank's loans and will securitize up to KRW2 trillion for Standard Chartered First Bank this month. We are also in detailed talks with Shinhan Bank," said Lim.
KHFC securitized KRW367 billion of Woori Bank'shousing mortgage-backed loans last month.
"By securitizing their loans through KHFC, banks will be able to extend loans to their clients without worrying about having to set aside more loan-loss provisions," said Lim.
Because Korea has virtually no market for trading won-denominated MBS issues, banks can hold the loans they securitize with KHFC as safe assets.
"There will also be growing demand for MBS going forward because the Bank of Korea changed the rules in December to allow KHFC-issued MBS to be used as collateral for Repo deals," said Lim. Of the KRW239.6 trillion in residential mortgage loans at the end of 2008 in South Korea, KRW10.7 trillion, or 4.45%, was from the KHFC.
"We hope to raise our market share to at least 20% to promote long-term fixed-rate house mortgage loan, which will help bring stability to housing prices," said Lim.
KHFC also provides so-called reverse mortgages to senior citizens of 65 years and older who put up their homes as collateral and receive monthly pensions from the institution in exchange.
Source
"There are some indications that the financial market is set to improve in the second half. (At the moment) we are comparing the costs of issuing securities overseas and domestically so that when global market conditions turn favorable,we will be ready to issue," Lim told Dow Jones Newswires in a recent interview.
Because the plan is in its early stages, KHFC has yet to decide on the tenure of the securities, what currency they will be denominated in, and where it plans to issue them.
"We are getting various ideas from global investment banks (on tenure and currency)," Lim said.
In March, KHFC selected Standard Chartered PLC (STAN.LN) and BNP Paribas SA (4507.FR) to advise them on how to issue these securities, Lim said.
Launched in March 2004, KHFC is a government body that promotes long-term house mortgage financing through long-term fixed-rate loans, and has also issued won-denominted mortage-backed securities over the years.
Lim said the KRW1 trillion in securities to be issued - its first outside South Korea - will be backed by real-estate assets on KHFC's books. Recent government bonds already show some receptiveness to Korean paper. Earlier this week, the South Korean government priced a $1.5 billion 2014 bond at 99.512 to pay a yield of 5.864%, equivalent to 400 basis points over the five-year U.S. Treasury yield. It also priced a $1.5 billion 2019 bond at 99.052 to pay a yield of 7.260%, equivalent.
Despite the ongoing credit crunch turmoil that has soured the reputation of mortgage-backed securities, Lim said that he was confident KHFC's debt issuance overseas will be well received.
Any losses will also be backed by the government which is ultimately responsible for KHFC, he added.
"Delinquency ratios in Korea are very low and house prices aren't likely to fall below our collateral set price due to strict risk controls and requirements we implement from the start," said Lim.
An individual that borrows from KHFC is limited to payments of, at most, 33% of their household income on annual basis.
Still, KHFC's delinquency rates are rising, though not as much as that of the commercial banks, which are more focused on small-to-medium sized companies as customers.
As of the end of January, the ratio of delinquent loans to total loans was 0.82%, higher than the 0.66% average at South Korean banks. At the end of 2008, KHFC's mortgage-loan delinquency ratio was 0.72% and Korean banks' was 0.47%. The average loan-to-house value ratio of KHFC's outstanding loans is 47%, which means KHFC only loses money during a foreclosure in the unlikely event that house prices fall below this amount.
KHFC To Securitize KRW6T Of Banks' House-Backed Loans In 2009
Since it was launched five years ago, KHFC has issued a total of KRW14 trillion of MBS in the domestic market.
"And in about three years, the MBS market will grow to about KRW40 trillion to KRW50 trillion in Korea," said Lim.
KHFC is securitizing residential mortgageloans extended by domestic banks as part of its efforts to grow the MBS market. It plans to securitize KRW6 trillion of home mortgage loans by domestic banks this year, providing the banks with the funds to increase their residential loans.
"We have so far securitized Woori Bank's loans and will securitize up to KRW2 trillion for Standard Chartered First Bank this month. We are also in detailed talks with Shinhan Bank," said Lim.
KHFC securitized KRW367 billion of Woori Bank'shousing mortgage-backed loans last month.
"By securitizing their loans through KHFC, banks will be able to extend loans to their clients without worrying about having to set aside more loan-loss provisions," said Lim.
Because Korea has virtually no market for trading won-denominated MBS issues, banks can hold the loans they securitize with KHFC as safe assets.
"There will also be growing demand for MBS going forward because the Bank of Korea changed the rules in December to allow KHFC-issued MBS to be used as collateral for Repo deals," said Lim. Of the KRW239.6 trillion in residential mortgage loans at the end of 2008 in South Korea, KRW10.7 trillion, or 4.45%, was from the KHFC.
"We hope to raise our market share to at least 20% to promote long-term fixed-rate house mortgage loan, which will help bring stability to housing prices," said Lim.
KHFC also provides so-called reverse mortgages to senior citizens of 65 years and older who put up their homes as collateral and receive monthly pensions from the institution in exchange.
Source
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Thursday, April 16, 2009
Retirement planning is still important; some of the advice has changed
Ron Melancon lost his job a year ago in February, dipped into his 401(k) savings plan to pay his bills -- and put saving for retirement on hold.
The Henrico County resident is 44, married with two children -- and at that stage in life where he needs to get serious about retirement. Yet, he can't even think about it.
"I'm focusing on paying bills," said Melancon, who worked for 14 years at Hecht's, then Macy's at Regency Square Mall in Henrico County.
Melancon, who was out of work for six months, paid income taxes and a penalty for early withdrawal on his 401(k) money.
He begrudges the penalty, claiming he is not relying on government assistance. "I'm trying to be financially responsible," he said.
Melancon isn't alone in pushing back retirement plans.
More people are rethinking retirement, as the stock market struggles, pensions disappear and the future of Social Security remains questionable.
"These are troubling times," said Matt Thornhill, founder and president of The Boomer Project, a mar keting and research company in Richmond.
The volatile stock market may be a wake-up call to baby boomers, people born between 1946 and 1964, who have been good at spending but not saving, Thornhill said.
They can't rely on their deferred retirement plans to bail them out any time soon, he said.
"The stock market hits a record high 100 percent of the time, but it may take five, seven or 10 years before we get it back to where it was two years ago."
In 10 years, if the market does take that long to recover, the oldest boomers will be 72, well past the traditional retirement age of 65.
Besides savings and investments, the other major elements of retirement funds are pensions and Social Security.
What's a person to do who expected to retire in five or 10 years?
We asked Thornhill and local financial planning experts.
Flight to safety
One of the safest investments is an annuity, which guarantees income for the rest of one's life, Thornhill said. Annuities are contracts sold by life insurance companies for fixed or variable payments at retirement. All proceeds remain in the annuity and accumulate tax deferred.
The investments were unpopular during the booming stock market, because they didn't offer the opportunity for much growth. Plus, they can be expensive, since they come with fees and commissions.
"They may not pay the highest interest, but safety comes with a price," Thornhill said.
Consider, for example, if you put $100,000 into a mutual fund a year ago, most likely it would be worth $50,000 today. That same $100,000 in an annuity would still be $100,000.
Annuities are on their way back, said Michelle Oliver, president of The Oliver Financial Group in Henrico County. "They are becoming popular."
Investment tip: If you want $25,000 a year in lifetime income payments, you need to invest $325,000 in an annuity -- or 13 times the annual income, according to Bill Losey, author and financial planning expert on CNBC's "On the Money."
Paying off the house
The No. 1 issue in retirement is cash flow, said James Cox, managing partner at Harris Financial Group in Colonial Heights.
"I have yet to find a retiree who has regretted having no mortgage," he said.
"The principle reason why you don't have a mortgage is peace of mind," Cox said. "The point of retirement is not to have to work."
One basic rule of retirement is that people need to live on 70 to 80 percent of their pre-retirement income. But if the mortgage is removed from the equation, the need for income is less and cash flow is cleaner, Cox said.
In general, people should plan to pay off their mortgage loans when they're in their 50s, he said.
Some financial planners have argued that equity in a house is a dead asset, so it made more sense to take the money out of the house and invest it.
"Ask that same question today," Cox said. "If all your money was invested, you may not lose just your investments but your house too."
While some people keep their mortgages to write off the interest on their income taxes, taxpayers with older loans only get a marginal benefit, Cox said.
The further along borrowers are in paying off their mortgages, the less interest they pay and the more likely they are to take the standard deduction.
Some financial planners tout reverse mortgages, which are government-backed loans, as a way to pump up monthly income for people with equity in their homes but little income.
"It's a life raft for seniors," said Robert Shahda, Richmond branch manager of Seniors First, reverse mortgage specialists.
A reverse mortgage is a line of credit against the equity in one's house. It can be paid in a lump sum or in monthly amounts. If more is owed than the house is worth when the borrower dies, insurance covers the difference.
"They are government-insured, there is no risk of foreclosure, no income requirements and no credit requirements," Shahda said.
To be eligible, people must be 62 or older and they need at least 50 percent equity in their home. The older the homeowners, the more money they can borrow.
A reverse mortgage may be a solution for people who run out of money, Cox said. But borrowers should be careful, he said.
"I get queasy when someone mentions a reverse mortgage," Cox said.
Another solution may be to sell the big family house, buy a small house and use the money from the sale as income, he said.
Investment tip: Pay off the house, put the extra money toward retirement savings.
Pensions
Company-paid pension plans have become rarer over the past two decades, replaced with deferred compensation plans as the main source for retirement funds.
Deferred plans, such as 401(k)s, shift responsibility from the company to the individual.
But the Richmond area is still rich with pensions through state employment and companies such as Verizon, Dominion Resources, Honeywell and Altria. All still offer pensions to their employees.
The Pension Benefit Guarantee Corp., a federal corporation, protects the pensions of nearly 44 million American workers and retirees in more than 29,000 employer-benefit pension plans.
"To the extent the PBGC is solvent, the person has a backstop," Cox said.
But it could be just that, a backstop and not the assurance that a company may have provided.
A classic example is Bethlehem Steel Corp., which filed for bankruptcy protection in 2001. PBGC in 2002 took over the plan, which was underfunded by billions of dollars, and assumed responsibility for paying pension benefits to 95,000 workers and retirees.
PBGC changed the terms of the deal, leaving some employees without the promised pension and all without health-care coverage. It also cut benefits.
"Every participant should review the summary plan descriptions of their plans," Cox said. "It will tell you precisely what portion of your benefits is guaranteed."
Some pension plans allow a cash payment equal to the value of a monthly annuity or a lump sum distribution.
"I would rather have my money invested in a fixed annuity or at several banks," Cox said. The Federal Deposit Insurance Corp. insures deposits up to $250,000 for a single account owner.
Investment tip: Consider a lump sum payment if you are concerned about the long-term viability of the pension plan.
Investments
Your 401(k) plan is in the tank. Whose isn't?
Still, you can protect yourself from unnecessary risk, investment advisers say.
The most common mistake people make is to concentrate their assets in their employers' stock, Cox said.
Most plans allow contributors to diversify their investments. Reduce risk by using the investment options offered in the plans, he said. Again, don't concentrate in one asset class.
Invest in value and growth companies, small to large companies, and domestic and international companies. Growth stocks have the potential to increase earnings at a faster than average rate. Value stocks are priced low relative to earnings potential or assets.
Continue to contribute, Cox said. "People who stop and start miss all the benefit when the market goes up. Keep contributing the maximum amount."
It's a good time to buy cheap and be in a position to benefit when the stock market recovers.
"Investors stand to make a lot of money over the next three to five years," said J. Saunders "Sandy" Wiggins, principal at The Actuarial Consulting Group, a retirement and investment consulting firm in Midlothian.
It's important to have an investment plan and stick with it, even during these volatile times, Wiggins said.
The closer a person is to retirement, the more conservative they should be, although even that approach hasn't worked in this market.
People who couldn't stomach the market and took their money out a few months ago will miss the rebound, he said.
"If emotions are involved, people will be inclined to sell when they should be buying," Wiggins said.
"The most important thing people can do is to be very careful about how they let their emotions influence their investment decisions. A wrong decision can cost thousands of dollars 10 years down the road."
Those who sold out might want to get back in, Wiggins said. "When the stock market moves, it usually moves big."
Oliver said everyone's risk tolerance is different. "Some clients are still putting money into mutual funds, because they know it's a great time to purchase."
But many older clients have moved out of the market and into bonds, money market accounts and more cash positions, she said.
"The last thing you want to do is put a client into something they can not tolerate," she said. "That would make for an angry client."
Investment tip: Subtract your current age from 110. If you are 65, allocate 45 percent of your portfolio to equity investments and 55 percent to fixed-income investments. More conservative investors might want to subtract their age from 100.
Social Security
The typical Social Security payment equals about one-third of income needs for most retirees.
The good news is Virginia does not tax the benefit.
But how much longer they will be around is anyone's guess.
"I can't speak to the solvency of the benefit," Cox said. "Who knows how the laws will be changed?"
What is probable is Social Security taxes paid by current workers will rise and benefits will fall.
"Baby boomers probably will not endure the pain of lower benefits," he said.
Consider, for example, that 60 percent of boomers have individual retirement accounts. When the oldest boomers turn 70½ in 2016, they will start to take money out of their IRAs and that money will be taxed.
"The tax revenues from future required distributions are pretty impressive," Cox said. The money could help fund Social Security and keep it solvent.
"Baby boomer funds represent the biggest potential tax revenues the world has seen. All that money in IRAs and 401(k) plans has to start pouring out."
Source
The Henrico County resident is 44, married with two children -- and at that stage in life where he needs to get serious about retirement. Yet, he can't even think about it.
"I'm focusing on paying bills," said Melancon, who worked for 14 years at Hecht's, then Macy's at Regency Square Mall in Henrico County.
Melancon, who was out of work for six months, paid income taxes and a penalty for early withdrawal on his 401(k) money.
He begrudges the penalty, claiming he is not relying on government assistance. "I'm trying to be financially responsible," he said.
Melancon isn't alone in pushing back retirement plans.
More people are rethinking retirement, as the stock market struggles, pensions disappear and the future of Social Security remains questionable.
"These are troubling times," said Matt Thornhill, founder and president of The Boomer Project, a mar keting and research company in Richmond.
The volatile stock market may be a wake-up call to baby boomers, people born between 1946 and 1964, who have been good at spending but not saving, Thornhill said.
They can't rely on their deferred retirement plans to bail them out any time soon, he said.
"The stock market hits a record high 100 percent of the time, but it may take five, seven or 10 years before we get it back to where it was two years ago."
In 10 years, if the market does take that long to recover, the oldest boomers will be 72, well past the traditional retirement age of 65.
Besides savings and investments, the other major elements of retirement funds are pensions and Social Security.
What's a person to do who expected to retire in five or 10 years?
We asked Thornhill and local financial planning experts.
Flight to safety
One of the safest investments is an annuity, which guarantees income for the rest of one's life, Thornhill said. Annuities are contracts sold by life insurance companies for fixed or variable payments at retirement. All proceeds remain in the annuity and accumulate tax deferred.
The investments were unpopular during the booming stock market, because they didn't offer the opportunity for much growth. Plus, they can be expensive, since they come with fees and commissions.
"They may not pay the highest interest, but safety comes with a price," Thornhill said.
Consider, for example, if you put $100,000 into a mutual fund a year ago, most likely it would be worth $50,000 today. That same $100,000 in an annuity would still be $100,000.
Annuities are on their way back, said Michelle Oliver, president of The Oliver Financial Group in Henrico County. "They are becoming popular."
Investment tip: If you want $25,000 a year in lifetime income payments, you need to invest $325,000 in an annuity -- or 13 times the annual income, according to Bill Losey, author and financial planning expert on CNBC's "On the Money."
Paying off the house
The No. 1 issue in retirement is cash flow, said James Cox, managing partner at Harris Financial Group in Colonial Heights.
"I have yet to find a retiree who has regretted having no mortgage," he said.
"The principle reason why you don't have a mortgage is peace of mind," Cox said. "The point of retirement is not to have to work."
One basic rule of retirement is that people need to live on 70 to 80 percent of their pre-retirement income. But if the mortgage is removed from the equation, the need for income is less and cash flow is cleaner, Cox said.
In general, people should plan to pay off their mortgage loans when they're in their 50s, he said.
Some financial planners have argued that equity in a house is a dead asset, so it made more sense to take the money out of the house and invest it.
"Ask that same question today," Cox said. "If all your money was invested, you may not lose just your investments but your house too."
While some people keep their mortgages to write off the interest on their income taxes, taxpayers with older loans only get a marginal benefit, Cox said.
The further along borrowers are in paying off their mortgages, the less interest they pay and the more likely they are to take the standard deduction.
Some financial planners tout reverse mortgages, which are government-backed loans, as a way to pump up monthly income for people with equity in their homes but little income.
"It's a life raft for seniors," said Robert Shahda, Richmond branch manager of Seniors First, reverse mortgage specialists.
A reverse mortgage is a line of credit against the equity in one's house. It can be paid in a lump sum or in monthly amounts. If more is owed than the house is worth when the borrower dies, insurance covers the difference.
"They are government-insured, there is no risk of foreclosure, no income requirements and no credit requirements," Shahda said.
To be eligible, people must be 62 or older and they need at least 50 percent equity in their home. The older the homeowners, the more money they can borrow.
A reverse mortgage may be a solution for people who run out of money, Cox said. But borrowers should be careful, he said.
"I get queasy when someone mentions a reverse mortgage," Cox said.
Another solution may be to sell the big family house, buy a small house and use the money from the sale as income, he said.
Investment tip: Pay off the house, put the extra money toward retirement savings.
Pensions
Company-paid pension plans have become rarer over the past two decades, replaced with deferred compensation plans as the main source for retirement funds.
Deferred plans, such as 401(k)s, shift responsibility from the company to the individual.
But the Richmond area is still rich with pensions through state employment and companies such as Verizon, Dominion Resources, Honeywell and Altria. All still offer pensions to their employees.
The Pension Benefit Guarantee Corp., a federal corporation, protects the pensions of nearly 44 million American workers and retirees in more than 29,000 employer-benefit pension plans.
"To the extent the PBGC is solvent, the person has a backstop," Cox said.
But it could be just that, a backstop and not the assurance that a company may have provided.
A classic example is Bethlehem Steel Corp., which filed for bankruptcy protection in 2001. PBGC in 2002 took over the plan, which was underfunded by billions of dollars, and assumed responsibility for paying pension benefits to 95,000 workers and retirees.
PBGC changed the terms of the deal, leaving some employees without the promised pension and all without health-care coverage. It also cut benefits.
"Every participant should review the summary plan descriptions of their plans," Cox said. "It will tell you precisely what portion of your benefits is guaranteed."
Some pension plans allow a cash payment equal to the value of a monthly annuity or a lump sum distribution.
"I would rather have my money invested in a fixed annuity or at several banks," Cox said. The Federal Deposit Insurance Corp. insures deposits up to $250,000 for a single account owner.
Investment tip: Consider a lump sum payment if you are concerned about the long-term viability of the pension plan.
Investments
Your 401(k) plan is in the tank. Whose isn't?
Still, you can protect yourself from unnecessary risk, investment advisers say.
The most common mistake people make is to concentrate their assets in their employers' stock, Cox said.
Most plans allow contributors to diversify their investments. Reduce risk by using the investment options offered in the plans, he said. Again, don't concentrate in one asset class.
Invest in value and growth companies, small to large companies, and domestic and international companies. Growth stocks have the potential to increase earnings at a faster than average rate. Value stocks are priced low relative to earnings potential or assets.
Continue to contribute, Cox said. "People who stop and start miss all the benefit when the market goes up. Keep contributing the maximum amount."
It's a good time to buy cheap and be in a position to benefit when the stock market recovers.
"Investors stand to make a lot of money over the next three to five years," said J. Saunders "Sandy" Wiggins, principal at The Actuarial Consulting Group, a retirement and investment consulting firm in Midlothian.
It's important to have an investment plan and stick with it, even during these volatile times, Wiggins said.
The closer a person is to retirement, the more conservative they should be, although even that approach hasn't worked in this market.
People who couldn't stomach the market and took their money out a few months ago will miss the rebound, he said.
"If emotions are involved, people will be inclined to sell when they should be buying," Wiggins said.
"The most important thing people can do is to be very careful about how they let their emotions influence their investment decisions. A wrong decision can cost thousands of dollars 10 years down the road."
Those who sold out might want to get back in, Wiggins said. "When the stock market moves, it usually moves big."
Oliver said everyone's risk tolerance is different. "Some clients are still putting money into mutual funds, because they know it's a great time to purchase."
But many older clients have moved out of the market and into bonds, money market accounts and more cash positions, she said.
"The last thing you want to do is put a client into something they can not tolerate," she said. "That would make for an angry client."
Investment tip: Subtract your current age from 110. If you are 65, allocate 45 percent of your portfolio to equity investments and 55 percent to fixed-income investments. More conservative investors might want to subtract their age from 100.
Social Security
The typical Social Security payment equals about one-third of income needs for most retirees.
The good news is Virginia does not tax the benefit.
But how much longer they will be around is anyone's guess.
"I can't speak to the solvency of the benefit," Cox said. "Who knows how the laws will be changed?"
What is probable is Social Security taxes paid by current workers will rise and benefits will fall.
"Baby boomers probably will not endure the pain of lower benefits," he said.
Consider, for example, that 60 percent of boomers have individual retirement accounts. When the oldest boomers turn 70½ in 2016, they will start to take money out of their IRAs and that money will be taxed.
"The tax revenues from future required distributions are pretty impressive," Cox said. The money could help fund Social Security and keep it solvent.
"Baby boomer funds represent the biggest potential tax revenues the world has seen. All that money in IRAs and 401(k) plans has to start pouring out."
Source
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Saturday, April 11, 2009
Mortgage Rates Sink Again
NEW YORK (CNNMoney.com) -- Home mortgage rates continued to march lower, according to two separate reports released on Thursday.
The average 30-year fixed mortgage rate sank to 5.13 percent, down from 5.19 percent the week prior, according to Bankrate.com's weekly national survey.
The average 15-year fixed-rate mortgage fell to 4.73 percent from 4.80 percent the week prior, according to Bankrate.com.
The company obtains its data by surveying the top 10 banks and thrifts in the top 10 markets every Wednesday.
Meanwhile, a report from Freddie Mac showed that the 30-year fixed-rate mortgage fell to 4.78 percent in the week ending April 2, down from 4.85 percent the week prior.
The 4.78 percent rate is the lowest on record according to the Freddie Mac survey, which dates back to 1971 for that particular mortgage. The 30-year fixed rate averaged 5.88 percent at this time last year, according to Freddie Mac.
Freddie Mac reports the 15-year fixed rate mortgage fell to 4.52 percent, down from last week when it stood at 4.58 percent.
There is a difference in reported rates between Bankrate and Freddie Mac because lending rates are constantly fluctuating and the surveys are conducted at different moments.
The two agencies also report the rates with a different average number of "points," which borrowers can purchase at closing to buy down their lending rates. Therefore, the more points a borrower purchases up front, the lower the lending rate. Bankrate.com's averages have fewer points than Freddie Mac's average.
While rates are already very low, one analysts said that they could potentially dip a little bit more. "They could dip maybe another 20 basis points from where they are, but not a huge amount," said Brian Bethune, chief financial economist at IHS Global Insight.
Bethune also said that he thinks mortgage rates will stay low for a while. "I wouldn't expect them to necessarily jump back up again, but it all depends on the path of the economy."
Mortgage rates follow Treasury rates: No matter which report you look at, the consensus is that mortgage rates are low. The 30-year fixed mortgage rate moves in correlation with the yield on the 10-year Treasury bond. Therefore, lower the yields on government debt weighs on mortgage rates.
"Rates are just coming down as a catch up phenomenon because the 10-year Treasury has come down by 25 to 30 basis points in the past couple weeks," said Bethune. The yield on the benchmark Treasury dropped after the government announced its massive debt-repurchase plan in an effort to encourage lending and spur recovery in the housing market.
The government said two weeks ago that it would be buying more than $1 trillion in debt in an effort to provide liquidity in the credit markets. With the key lending rate already at a range of 0 percent to 0.25 percent, the Federal Open Market Committee - the policymaking committee of the Fed that sets interest rates - turned to less traditional means to encourage lending.
"Once we start to see a recovery, the Federal Reserve will start to reverse a lot of its liquidity programs," said Bethune. "We will see rates move up simply reflecting the anticipation that the Fed is going to start to pull liquidity out of the system."
But Bethune said that he expects the economic recovery to be slow, and rates should not move up significantly until 2010.
Source
Friday, April 10, 2009
Mortgage fair offers a reality check
Norwich - Bill Walters of Colchester said he attended the region's first mortgage fair Friday in hopes he'd get a better rate on refinancing his house.
”I thought I'd see everyone in a boxing ring trying to get my business,” he said. “But everyone has the same thing. All the numbers are the same.”
Welcome to the new world of home financing, said some of the financial experts who ringed a large conference room at the Norwich Holiday Inn. As opposed to the Wild West days of mortgages just a few years ago, today's home loans are fairly standard, they said, and borrowers get no brownie points for good credit, just demerits for less than stellar repayment histories.
”Six-hundred and ninety used to be a good credit score - and we'd still be pleased to find a client with a score like that today,” said Matt Biggins, district manager for Connecticut Home Loans, a division of Prudential.
But now, because of what Fannie Mae charges lenders, banks and brokers have to charge an extra point and a half to service a loan with a good credit score, even if the borrower can come up with a 20 percent down payment, Biggins said. That would be an extra $3,000 for a $200,000 loan - or about half a percent in the interest rate such borrowers are charged on a 30-year loan, according to experts.
Matt Listro of National Credit Fixers said credit is a huge issue for borrowers today as potential homeowners try to take advantage of a new law that reduces first-time borrowers' tax obligation by $8,000 for anyone who closes on a home by Dec. 1 of this year. He advises potential borrowers to take three major steps to improve their credit: pay bills on time, pay down debt on credit cards so that no one card reaches over 30 percent of its credit limit, and have at least three to five credit cards to establish good borrowing histories.
Listro advised borrowers to know their credit score before starting the hunt for a house, because it will give them a better idea of what they likely will have to pay - most likely a bit more than the advertised lowest mortgage rate. That might not sit well with folks who think they are going to get a home loan at an interest rate of less than 5 percent, said Biggins of Connecticut Home Loans, but he pointed out that rates are still near historic lows even for those with less than perfect credit.
In fact, home loans at very attractive rates can be had from lenders such as the U.S. Department of Agriculture, which has a zero-downpayment program with no mortgage insurance required for people with low to moderate incomes, said Johan Strandson, area director for the program. The loans, currently at 4 3/8 percent interest, are targeted toward rural areas, which include most of New London County, with the exception of Norwich, New London, Groton and parts of Waterford and Stonington.
Other information available at the mortgage fair, which continues from 9 a.m. to 9 p.m. today, included foreclosure prevention, reverse mortgages, distressed-property remortgages, first-time homebuyer advice, legal advice and a property rehab program through the City of Norwich. Among those who showed up early in the day Friday were mortgage brokers, including Joanne Pendleton of Crystal Real Estate in Waterford, who said she wanted to expand her knowledge of the current home-loan market. Exhibitors said the early hours of the mortgage fair were a bit slow, but they were expecting interest to pick up.
”I'm looking to buy a house,” said Scott Wissler of Colchester, loading up on paperwork provided by the various exhibitors. “It's a good time to buy.”
Source
Thursday, April 9, 2009
Reverse mortgage a necessity
Our Chennai Bureau
Banks should not be hasty in cutting down property valuations in the current downturn, according to Mr Arun Ramanathan, Finance Secretary, Government of India.
In the context of the reverse mortgage scheme that supports the financial needs of the elderly, he said banks need to be careful on valuations which are done once in five years. In the current economic situation re-evaluating property could be a setback, especially for the elderly. While India has the demographic advantage with nearly half its population below the age of 25 years, the number of people over 65 years equals the population of Canada. The “numbers are large and disquieting” and India needs social systems that support the aged.
Barriers to scheme
Reverse mortgage supports the elderly by allowing them to use their house property to raise a loan to meet their financial requirements. But social barriers and mindset prevent the scheme from taking off in a big way.
Addressing a seminar on consumer issues in housing and housing finance, he said the Government was looking at a number of guidelines and regulation for the housing sector, including an ombudsman. The National Housing Bank has drawn up the guidelines which are under consideration. Minimum benchmarks of service are also needed for builders and lenders, he said.
Mr S. Sridhar, Chairman and Managing Director, National Housing Bank, said that the bank was trying to develop a uniform standard for valuations. A committee, including the Indian Banks Association and the School of Architecture and Planning, New Delhi, are drawing up the norms. Valuations based on these standards would soon be essential for transacting with public sector banks.
The National Housing Bank as a regulator of housing finance companies is looking at various measures of consumer protection, which include creating a common forum of banks and housing finance companies which would eventually evolve into a self-regulatory organisation. Later this year, the first batch of independent mortgage counsellors would earn their diplomas in home loan counselling. These counsellors who would have gone through a curriculum framed by the NHB would advise potential home loan borrowers in making an informed decision on various schemes of home loans available in the market.
Public sector banks have cut down on home loan interest rates to sustain flow of credit and even housing finance companies that have a higher cost of funds have managed to pare home loans, he said.
Easing credit flow
Mr M. S. Sundararajan, Chairman and Managing Director, Indian Bank, said public sector banks have done their best to ease the flow of credit to home loan borrowers. Indian Bank has seen a 25 per cent growth in home loans in 2007-08 and expects to see 20-22 per cent in 2008-09. If there is a drop in disbursements it is only because customers are ‘sitting on the fence.’ The banks have eased and speeded up the process of home loan disbursement. Home loan off-take is more a function of service than interest rates.
Banks are now competing to disburse home loans and now offer value-added services such as insurance linked home loans and restructuring of home loans to support those hit by the downturn, he said.
Source
Wednesday, April 8, 2009
Get tax-free income from reverse mortgage
Baby boomers are the rising senior population and like to live life to the fullest. With the rising cost of food, medical expenses and housing, seniors have to really look at their budgets. A reverse mortgage is for those 62 and older to utilize the equity in their home. It's a federally insured loan through the Federal Housing Administration, which uses FHA-approved appraisers to determine the home's value and charges a 2 percent mortgage insurance premium fee.
The FHA also requires borrowers to participate in HUD-approved (Department of Housing and Urban Development) counseling before submitting an application to a lender. The home needs to be their primary residence. There are no income or credit requirements.
Once approved, seniors can receive tax-free cash in the way of monthly income, a credit line, a lump sum, or any combination. Homeowners must still pay their own taxes and insurance.
Proceeds from the loan do not affect Social Security or Medicare benefits. The simple formula to determine how much an individual is eligible for is based on their age, address and current interest rates. Generally, the more valuable the house, the older the homeowner is, and the lower the interest rate, the more can be borrowed. The FHA limit on home values for reverse mortgages was recently raised to $625,500. The proceeds the senior receives is a formula based on their age, so a 62-year-old would receive less cash than an 82-year-old, with all else being the same. Since the programs are insured through the FHA, even if there is a severe decline in home values, the senior is protected.
A reverse mortgage can also pay off a delinquent mortgage and save a home from foreclosure. It can help leave seniors' investments intact. Seniors can then make use of getting tax-free cash from their equity, with possible uses including donations to a church while the senior is still alive to enjoy the donation, a kitchen remodeling, a car or travel.
Seniors make no payments as long as they occupy the home. Any excess money belongs to the estate after the mortgage debt and associated fees are paid.
The law has recently changed so seniors can even purchase a new home with a reverse mortgage to replace their existing home –– for example, if the one they're in has stairs and isn't suitable.
Seniors can receive their money
• in lump sum at closing,
• monthly payments for as long as they live in the home,
• monthly payments for a fixed number of months or years,
• a line of credit they can draw on when they need it,
• or a combination of the options that best meet their needs.
What about heirs? After repayment by sale of the home or refinance, the remaining equity remains with the estate.
Source
Sunday, April 5, 2009
Yes, the mortgage lender can really do that
Q: Can you explain how a bank can legally charge a quarter of a point of the loan to opt out of an impound account? We have always paid our property taxes twice a year, always on time and have excellent credit. It feels like extortion to me.
A: It may not be legal extortion, but it's close. For years, lenders argued that it was necessary to collect escrows for taxes and insurance (also called impound accounts) in order to make sure that the real estate taxes and insurance policies would be paid and kept current.
This argument persuaded the feds to allow mortgage lenders this right. When Congress enacted the Real Estate Settlement Procedures Act in the 1970s, it put a limit on the cushion that lenders could take from homeowners. If the lender is covered under that law - i.e., is a federally related or insured lender - it can not take more than approximately two months of additional escrows per year.
Some states also limit the amount of escrows that can be taken by mortgage lenders, and it is my understanding that a few states actually require lenders to pay interest on the moneys they are holding in escrow.
But the basic argument that lenders make still remains: We want to make sure that our borrowers keep their real estate taxes and insurance current. So, if that's their position, why will they allow borrowers to pay their own taxes if they pay a little extra interest on their loan?
There is only one answer: Lenders use these escrowed accounts to their advantage. They get interest on these funds - which, for many lenders, can be a lot of money - or they use the funds as compensating balances to satisfy regulators' requirements.
Many lenders will let you pay your own taxes and insurance and will not demand the escrow or demand an additional interest rate. My suggestion: Negotiate hard with your prospective lender and see if they will allow you the right to pay these expenses on your own. After all, no one wants to lose their house at a tax sale.
Q: We purchased a home about four years ago. We have an adjustable-rate mortgage with payment options. The margin is 1.4 percent and the maximum interest rate is 9.95 percent. At the time, this sounded affordable to us.
We are thinking of refinancing because the fixed rate is so low now, but not sure if it's the right time for us to do it. We understood that we have the jumbo loan, which will have a higher fixed rate compared with the 30-year conforming loan. For the past few months the rate has been dropping each month - last month's interest was at 3.65 percent. We've been making the full amortized payment each month and sometimes adding extra toward the principal.
Are we taking a big risk by not refinancing to a fixed rate? I guess we are just confused with the type of loan we have.
A: You have an option adjustable-rate mortgage (ARM) for which you have the option of how large a payment you will make each month - ranging from a minimum that does not even cover the mortgage interest; an interest-only; or a fully amortizing payment based on a 15- or 30-year term.
I asked my colleague Jack Guttentag, the Mortgage Professor, about your situation, and he advised me that he has never seen an option ARM with a 1.4 percent margin. Jack advises (and I concur) that you should first find out exactly what kind of mortgage you have, and then you can decide whether it makes sense to refinance. He also suggests that you look at his Web site ( www.mtgprofessor.com) to learn a lot more about mortgages, especially ARMs.
Q: We have a home in a subdivision with a homeowner association (HOA) responsible for garden services and a pool. The HOA is managed by a professional real estate broker. The agent has total control over the budget and the restricted reserves.
Is it acceptable for the agent to have complete control over this account without reporting any details? We do receive a copy of the annual budget without any reference to our restricted reserves.
A: In an HOA, as with condominiums, there are legal documents. There should also be a board of directors - and the board has the legal authority to control the budget and the reserves.
Clearly, over the years, that real estate agent took it upon himself to deal with your finances. I suspect that no one else wanted to step up to the plate and serve on the board.
The agent may be honest and careful with your money, but it is your money and you (and all other homeowners) have the right to know what is coming in, what is going out and - perhaps more important - the level of your reserves.
My suggestion: Contact many of your neighbors and call a meeting. See if they have the same concerns, and if so, retain an attorney to assist you in getting a handle on the situation.
Q: What is your opinion of reverse mortgages? We have a home assessed at $157,000. Our nest egg is being eaten away and I was wondering about the benefits and pitfalls of a reverse mortgage.
A: Recently, Congress put some restrictions on the costs that lenders can charge for reverse mortgages, and it is too soon to know the results of that legislation. A reverse mortgage is an interesting concept. You can tap the equity in your home and take out your money in three different ways: lump sum, monthly or quarterly annuities, or line of credit, writing checks when you need the money.
But there are a number of negatives. While you do not have to pay any money to the lender, the interest will accrue on a monthly basis. That means that over the years, the equity in your home will disappear. When you die or decide to sell, the lender will be paid off in full. Because the lender runs the risk that at that later date, there may not be enough equity to be paid off in full, the charges are higher than if you obtained a conventional mortgage.
I suggest you do your homework first. There is a lot of good material on the Internet (just type in "reverse mortgage" at your favorite search engine). I recommend going to the AARP Web site ( www.aarp.org) because the organization is continuously examining these types of loans, and because it's not a lender, it tries to be completely objective.
Q: Our neighbor has planted some fast-growing bushes on her land, close to the boundary between our lots, to provide some privacy between our swimming pools. These bushes grow upward and outward, overhanging our land, which we do not like. She sometimes has them trimmed back, but they quickly grow again.
As we do not like to keep asking her to have them trimmed again, we do the work ourselves. She objects to that and suggests that we are not allowed to trim her overhanging bushes. What's the legal position?
A: It is my understanding that in all 50 states, homeowners have the absolute right to trim overhanging branches and bushes, and to cut off roots that trespass on your property. Whether you can force your neighbor to trim her own shrubbery depends on your specific state law.
You may also have the right to file a lawsuit against your neighbor based on a private nuisance theory. You would have to explore this concept with an attorney.
Q: Several years ago, we purchased a house and the seller provided financing. We now plan to refinance the loan with a third party. The seller/lender is named on all of the legal documents (deed of trust, insurance, etc.).
What documents do we need to use to remove the lender's lien position? Do we bring the documents to the county recorder's office? Basically, we want to get the official records to indicate there is no longer a lien holder.
A: You have to get a payoff statement from your current lender and make arrangements with him that you will exchange your check in the amount of the full payoff with a release of your present deed of trust (in some states, it is called a mortgage). You should also contact your insurance company and change the name of the beneficiary from the current lender to your new one.
But let me make a suggestion. Your new lender - whether it is a private person or a commercial company - will want its loan to be documented properly. The lender will also require a title search to assure it that it will be in first place position, with no earlier liens ahead of it.
So your best approach is to retain a local real estate attorney who should be able to assist you throughout the entire process.
Source
Saturday, April 4, 2009
The Reverse Mortgage, Revisited
By Farnoosh Torabi, MainStreet
Attention strapped seniors: The reverse mortgage, a financial instrument that acts as a lifeline for some financially struggling retirees, has become a bit more accommodating under Obama’s stimulus plan. An HECM, or home equity conversion mortgage, (the most popular reverse mortgage and only one issued by Uncle Sam) now carries a loan limit of $625,500, up from $417,000. This has more seniors looking into a reverse mortgage, especially as other types of home loan products become harder to attain.
A Reverse Refresher
A traditional reverse mortgage is basically a loan against the value of your home that doesn't have to be paid back until you sell the property, move out or pass away. A bank issues you credit, based on the value of your home, your age and current interest rates. For example, according to an AARP chart, if your home is worth $150,000, your age is 65 and the rate on the loan is 6%, your reverse mortgage loan amount should be roughly $74,000, or half the value of your home. Generally, the older you are, the more credit you can receive because you’ll likely be able to pay back the loan faster.
You can choose to receive the loan in a single lump sum, a credit line or fixed monthly payments. The debt you inherit is equal to the loan advance plus interest.
Qualifications
To be eligible you must own your home and be 62 or older. You also cannot be behind on any federal debt. The financial qualifications for a reverse mortgage are more lenient than a traditional home loan. Because you don’t owe money every month, like a normal mortgage (also known as a “forward” mortgage), banks won’t disqualify you if you don’t have savings or have no income.
Some Risks
Assuming your home value doesn’t skyrocket (and at this point I think that’s a safe assumption) your debt increases and your home equity decreases by taking on a reverse mortgage. This is the opposite of how a forward mortgage should work (in theory). One of the biggest risks is that if you take on a reverse mortgage accumulating interest for a long period of time, or if the value of your home falls, there may be hardly any equity left in your house. If that’s the case, you only have to pay the bank the value of the home. So, betting you are able to sell the house at market value, this will work in your favor.
Beware of the Costs
But reverse mortgages are not cheap. Origination fees, the costs related to preparing and processing your loan paperwork, can take a bite. With an HECM, fees can cost up to $2,500 for a home worth less than $125,000. If the house has a value beyond $125,000, the fee is capped at 2% of the first $200,000 of your home’s worth plus 1% of any amount beyond $200,000. The most origination fees will cost is $6,000. Third-party closing costs could be anywhere from $2,000 to $3,000. There are also appraisal costs to consider. There’s also an insurance premium, which can be tacked onto the loan. Total non-interest costs could easily tens of thousands of dollars. A good tip: Don’t take on more credit than you need. Just because the bank approves you for a certain amount of money, don’t assume you’ll need it. Consider borrowing less.
Case in Point
AARP uses a striking example on its web site of a 75-year-old homeowner who takes on a reverse mortgage for 12 years. The value of the home is $250,000. The loan amount is roughly $68,000, with a 7% interest rate. In 12 years this borrower would owe back the original $68,000 plus $111,000 in interest. Add to that the upfront costs ($12,000), the mortgage insurance ($7,900) and fees ($5,000), her total amount owed would be more than $200,000 in 12 years.
Alternatives
As my colleague Mike Woelflein outlines in his story about reverse mortgages, applicants should think long and hard before diving in. If you need cash, consider selling your home and downsizing, or renting out a room. Or what about a home equity line of credit, instead? And definitely check out low-cost loans from state and local governments to afford property taxes or significant home repairs.
Source
Friday, April 3, 2009
Strategy for seniors when mortgage, taxes unaffordable
A common problem among aged homeowners is that they no longer have the income to service their mortgage, and don't have a good way to convert the substantial equity in their house into cash flow. The case below is typical.
"I am a 67-year-old widow with a mortgage of $414,000 on a house valued at $1.25 million. I can no longer afford the mortgage payment and property taxes, but the lender will not discuss modifying my loan contract until I am behind three payments. I don't want to destroy my credit, and have been borrowing from family to stay current. Is there anything else I can do?"
Assuming she wants to remain in the house, a reverse mortgage is the best solution to this problem. A reverse mortgage would allow her to convert the existing mortgage with its accompanying payment obligation into a reverse mortgage with no required monthly payments. Unfortunately, the loan limit on FHA's Home Equity Conversion Mortgage is not high enough to help this borrower, and the private programs with higher loan limits have shut down because of the financial crisis.
In a similar case some years ago, I recommended that the borrower do a cash-out refinance, investing the cash in a mutual fund and drawing cash from the fund monthly to make the mortgage payment. That would work in this case also. For example, if she borrowed $800,000, the cash of $386,000 would cover the payment for at least seven years.
The trouble is that this loan would not meet current underwriting rules, because the payment is too high relative to the borrower's income - it is not "affordable." Because of the abuses committed during the housing bubble when many houses were sold to people who couldn't afford them, underwriting affordability rules have become extremely rigid. No allowance is made for the situation where the borrower is already in the house and can't afford the payment, and the purpose of the refinance is to allow her to remain in the house for years longer. Applying an affordability rule in this situation is ridiculous.
Still another possible way to deal with the problem is for the lender to simply drop the payment to a level that is affordable to the borrower, adding the unpaid interest to the balance, for a specified number of years. Because the borrower has so much equity in the house, the risk of loss to the lender is negligible. The trouble with this is that it constitutes a modification of the loan contract, and in all probability it will not be considered until the borrower is in default.
In sum, the elderly borrower with little income but a lot of equity is poorly served by our housing finance system.
What about credit lines?
Among those who have benefited unexpectedly from the financial crisis are those with HELOCs (home equity lines of credit). HELOC rates are based on the prime rate, plus or minus a margin. The prime rate is currently 3.25 percent, the lowest it has been since 1955.
A reader with a HELOC who wrote me recently had a margin of minus 0.75 percent, which made her rate 2.5 percent. Her first mortgage had a rate of 6.5 percent, and her HELOC lender offered to increase her line by enough to pay off the first mortgage. The prospect of converting a 6.5 percent loan into a 2.5 percent loan was indeed enticing.
Nonetheless, I advised against it. The reason is that she did not expect to pay off the loan for 15 years, and over that long a period, the risk from the HELOC is too high.
The prime rate is extremely volatile. In 1980, it jumped from 13.5 percent to 21.5 percent in two months! This was an unusual episode, to be sure, but unusual episodes are becoming commonplace these days.
Furthermore, HELOCs offer borrowers no protections against rising market rates. On conventional ARMs, the rate does not change until a specified rate adjustment date, and it is subject to a rate adjustment cap and to a maximum increase over the initial rate. On a HELOC, in contrast, the rate changes whenever the prime rate changes, there are no adjustment caps, and the only maximum rates are those set by the states, which are very high.
I did some simulations using one of my calculators (9ai) to see how long it would take a borrower who refinanced from a 6.5 percent fixed-rate mortgage to a 2.5 percent HELOC to lose all the benefit of the refinance from a rising prime rate. Assuming the prime rate rose by 1 percent a year starting in six months, break-even occurs in about 7.5 years. The borrower who stays longer than that is a loser. If the prime rate rises by 2 percent a year, which is still quite modest, break-even becomes 3.5 years.
If the spread between the first mortgage rate and the HELOC rate is 4 percent, and the borrower expects to be out within five years, I think a refinance into the HELOC is a good gamble. If the rate spread is only 2 percent, I would not do it unless I planned to be out within three years.
•Jack Guttentag's column appears every Sunday in Homes Plus. Contact him via his Web site at mtgprofessor.com.
Inman News Service
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