Reverse mortgage may help some struggling seniors

Many senior citizens find themselves in financial difficulty as the Michigan economy continues to weaken and GM downsizes.

There are a number of things seniors can do at the first sign of financial trouble such as reduce costs, be more efficient with expenditures and perhaps even consider a part-time job. Another weapon in the senior arsenal during difficult financial times is a reverse mortgage.

A reverse mortgage is for seniors who are age 62 and older. Basically, the reverse mortgage provides a way for seniors to convert the equity in their home into cash. The beauty of a reverse mortgage is that as long as you stay in your home you never have to repay the mortgage.

The mortgage, including interest, is only due when the home is sold or the homeowner passes on. A reverse mortgage allows the senior to remain in the home for as long as he or she wants while enjoying the equity during his or her lifetime.

The proceeds from a reverse mortgage are for the homeowner to use for any purpose they choose. I generally recommend reverse mortgages to pay off primary mortgages, home equity loans or other types of debt. Reverse mortgages are also effective in providing money to cover living expenses. I generally don't recommend reverse mortgages for such things as vacations, long-term investing or any frivolous expenditure.

Reverse mortgages can be costly. Even though the government has capped origination fees, there are other fees associated with a reverse mortgage. Not all reverse mortgages and reverse mortgage companies are the same. Therefore, it pays to shop around and pay particular attention to cost and interest rates. The terms of reverse mortgages are not the same. Interest rate charges can either be fixed or adjustable.

In addition, there are different ways to get your proceeds. Therefore, before you decide that a reverse mortgage is for you, you need to do your homework. Take your time. There are many resources which can help you learn more about reverse mortgages. AARP offers a free guide “Reverse Mortgage Loans: Borrowing Against Your Home.” You can get a free copy of this pamphlet by visiting AARP's Web site at www.aarp.org/revmort. There are also other educational materials available on the Internet. The more you know before you begin the process of looking for a reverse mortgage, the more beneficial it will be for you.

Many senior citizens find themselves in financial difficulty as the Michigan economy continues to weaken and GM downsizes.

There are a number of things seniors can do at the first sign of financial trouble such as reduce costs, be more efficient with expenditures and perhaps even consider a part-time job. Another weapon in the senior arsenal during difficult financial times is a reverse mortgage.

A reverse mortgage is for seniors who are age 62 and older. Basically, the reverse mortgage provides a way for seniors to convert the equity in their home into cash. The beauty of a reverse mortgage is that as long as you stay in your home you never have to repay the mortgage.

The mortgage, including interest, is only due when the home is sold or the homeowner passes on. A reverse mortgage allows the senior to remain in the home for as long as he or she wants while enjoying the equity during his or her lifetime.

The proceeds from a reverse mortgage are for the homeowner to use for any purpose they choose. I generally recommend reverse mortgages to pay off primary mortgages, home equity loans or other types of debt. Reverse mortgages are also effective in providing money to cover living expenses. I generally don't recommend reverse mortgages for such things as vacations, long-term investing or any frivolous expenditure.

Reverse mortgages can be costly. Even though the government has capped origination fees, there are other fees associated with a reverse mortgage. Not all reverse mortgages and reverse mortgage companies are the same. Therefore, it pays to shop around and pay particular attention to cost and interest rates. The terms of reverse mortgages are not the same. Interest rate charges can either be fixed or adjustable.

In addition, there are different ways to get your proceeds. Therefore, before you decide that a reverse mortgage is for you, you need to do your homework. Take your time. There are many resources which can help you learn more about reverse mortgages. AARP offers a free guide “Reverse Mortgage Loans: Borrowing Against Your Home.” You can get a free copy of this pamphlet by visiting AARP's Web site at www.aarp.org/revmort. There are also other educational materials available on the Internet. The more you know before you begin the process of looking for a reverse mortgage, the more beneficial it will be for you.

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Are Reverse Mortgage Rates on the Rise?

In the face of a recession and a housing crisis, reliable financial programs sometimes need re-evaluation. But even with rising margins, the benefits of reverse mortgages remain strong and intact. While margins are going up, index rates are going down. What this means is that reverse mortgage programs continue to provide comfort and security for the older population, one of our country’s most financially vulnerable demographics.

The reverse mortgage has been around for decades, helping senior homeowners who are struggling to manage their rising medical bills and other expenses during their retirement, all on top of mortgage payments. The program allows these homeowners to convert equity in their homes to a tax-free income, without increased mortgage payments, and without the risk or reality of having to sell their home or sign over the title. But what happens to even the most stable and reliable of programs in the midst of an economic recession?

Normally, borrowers have a few options when it come to choosing their HECM program, but in an unstable economy with rising margins, consumers may feel they want to limit their choices to what is safe and affordable. With tightening credit, banks must raise loan margins in order to sell reverse mortgage loans on the secondary market. It would seem that when the margins increase on reverse mortgages the homeowner appears to end up with less money for their reverse mortgage—this would be true, except in this case interest rate index has gone down.

In the HECM program, the “margin” is the amount added to an interest rate index to determine the initial, current, and expected interest rates of the loan over its lifetime. Not long ago, a Constant Maturity Treasury (CMT) and margin was as low as 1.00. Lenders whose rates were stable at 1.5 were disappointed to see their margins go to 1.75. But now, Fannie May has added a 3.50 and 3.75 Treasury based monthly margin, 3.00 and 3.25 on the LIBOR monthly and on annual percentages up to 4.50. This is not as bad as it sounds because the index fluctuates as well. The basic formula to remember when it comes to reverse mortgages is index + margin = income. The index is the “base” to which contractually established amount, the margin, is added. If, for example, the index is 2.5% and the margin is 1.5%, the rate would end up at 4%.

In general, the higher the index and margin, the less money the borrower will receive. When the margin changes during the lifetime of a HECM loan, the borrower can end up losing a percentage of the income that they were expecting—but only to the degree that the actual fees change. When the interest rate index goes down, a rising margin will hardly impact the loan fees.

Even though their fees exceed those of private reverse mortgage loans, public HECMs cost less overall, with their low interest rates. In the long term, low interests rates equal higher savings over the life of an HECM reverse mortgage. State and local governments offer the lowest cost for reverse mortgages, though individual eligibility is stricter and the loans are limited to specific uses. It is frustrating for senior homeowners and their lenders that the margins on the HECM program keep going up and they begin to wonder why the rates must continue to increase, especially at a time when interest rates are low. But, the great thing about margins is that though they may go up, they can also fall right back down. Of course, this means that the currently low interest rates may rise, but that too is temporary. The roller coaster economy may be unpredictable, but what goes up must come down; rest assured, the rapidly rising margins will fall just as quickly as they rose.

The rates available when a borrower signs their contract may not be static over the entire course of the reverse mortgage, but a rising margin today is insignificant compared to the long-term benefits down the road. It will always be true that with a reverse mortgage the consumer is only liable to pay loans exceeding the cost of their home if the loan accumulates to equal the value of the home and they choose not to sell. If the home is sold, they will not be responsible for the loans exceeding the value of the home. The fundamentals of reverse mortgages will never change; heirs will never be liable for costs beyond the value of the home, and reverse mortgages will benefit seniors during their entire lifetime.

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Refinancing home and Mortgages consultants

Refinancing is the best way to pay your loans and debts. Mortgages are available worldwide to pay your loans and you have to lend your property to them and they pay your loans with easy refinancing. You can also purchase your home back if you your loan back there rates are affordable as compare finance companies.
Home equity is the value of a homeowner's unencumbered interest in their property, i.e. the difference between the home's fair market value and the unpaid balance of the mortgage and any outstanding debt over the home. But you don’t need to be afraid you can use tools like loan tool kits to get complete information and define your terms and conditions. Loans are not of same kind you can have different types of loans for different for different purchases and different home equities.
Refinancing is the best way to pay your loans and debts. Mortgages are available worldwide to pay your loans and you have to lend your property to them and they pay your loans with easy refinancing.
Visit http://www.home123.com company for Home Loans, Home Equity Loans, Reverse Mortgage and all other types of Mortgage, Home Purchase, Refinance and Equity Loans to make your life easy.

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Reverse Mortgage: The Line of Credit That Grows

A Reverse Mortgage Line of Credit that Grows in availability each month guaranteed by the federal government. This option allows borrowers a great deal of freedom when planning their finances.

The line of credit reverse mortgage is still the most popular option for senior borrowers when choosing how to access their funds with their reverse mortgage. According to AARP, borrowers have recognized this choice at about 66% of the time when obtaining a reverse mortgage as being the right choice for them. The credit line option allows borrowers a great deal of freedom when planning their finances. Borrowers like the fact that they can take as much as they want when the loan funds and then can take the funds only as needed from there.

But since the credit line reverse mortgage is only available in an adjustable rate, many may wonder why this option is even more popular than the fixed rate that is also available. The answer is flexibility. The fixed rate reverse mortgage option has only one way you can take your funds and that is all in a lump sum at the very beginning.

This option is fine it you need all the funds at the start such as to pay off an existing mortgage or for other purposes, but if you want to be able to access your funds as you go, the fixed rate option will not work. The credit line gives the borrowers the option of taking as much money as they wish at initial funding, but then with the remaining funds the borrowers can access the funds as they desire.

But there are other benefits to the line of credit option as well. For one, the borrower does not accrue interest on any portion of the funds that are not being used. Borrowers who do not have an immediate need for funds do not have to pay interest on the funds as long as they remain un-borrowed and available to the borrower.

The Home Equity Conversion Mortgage (HECM or “Heck-um”) line of credit is the one credit line that can never be frozen or closed while the borrower still has a remaining balance left on it. How many people do you know who have had a credit line from their local bank frozen during these tough credit times? It may even have happened to you. The senior HECM borrower with the credit line option has paid their federal mortgage insurance to insure that their line of credit will always be available to them.

Another extremely important feature of the line of credit option is the credit line growth. I have often heard this mischaracterized as interest earned which it is not, but the unused portion of the credit line grows at the same rate at which the loan accrues interest +.5% monthly.

In other words, in today’s market if the fully indexed accrual rate (index + margin) is 3.68% + .5% = 3.68% annual rate. If the Available Funds of your loan is $350,000 after the net Principal Limit and costs have been determined, and you don’t use those funds then your credit line begins to grow monthly based on the interest rates. If the rate did not change for 12 months, then in the first month, you would take $350,000 x 3.68% / 12 and your credit line would grow by over a thousand dollars that month alone.

The next month you start with a higher loan balance so the line of credit goes up even higher. After just 5 years of this scenario, these borrowers would have available credit of over $419,000 in their credit line, Over $500,000 if they should be lucky enough to be able to leave it there for 10! And here is a hedge against inflation, as the interest rates rise, the amount the borrowers accrue grows even faster. This same line of credit with an expected rate of 5.50% would grow from $350,000 to $670,000 in 10years.

Borrowers who opt for the line of credit option are also looking at the loan amounts available until December 31, 2009 under the Economic Stimulus Plan of 2009 and it does not require “upper math” skills to see that borrowers who take out a credit line reverse mortgage now, can lock in the higher credit lines now, before the loan amounts go back down at the end of 2009.

This means that a 72 year old borrower with a $625,500 home or greater can lock in a credit line of approximately $385,000 (depending on what happens to reverse mortgage interest rates and margins since they also will affect the amounts for which borrowers will qualify) instead of the approximately $253,000 that they would go back to under the limits prior to the Stimulus Bill.

The only real difference in the cost is in the increased HUD insurance for the higher loan amount for benefit received. However, the ability to accrue credit line growth at such an advanced rate has certainly made it well worth it to many seniors looking for a stable future.

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Mortgage- Free Helpful Guideline About Mortgage Loans

If you are looking for information about a mortgage, you will find the below related article very helpful. It provides a refreshing perspective that is much related to mortgage and in some manner related to discount a mortgage, interest only mortgage rates, mortgage rates land or 40 year mortgage calculator. It isn’t the same old kind of information that you will find elsewhere on the Internet relating to mortgage.

Mortgage Life Insurance: Mortgage life insurance is a mortgage insurance that can protect you instead of your lender. This type of insurance covers the amount of your mortgage if you should die, obtain a disability, or acquire a debilitating illness.

The capped mortgage is basically an adjustable rate mortgage in which the maximum interest rate is set. Any spike of interest rate over the maximum interest rate will not affect the mortgage repayment. The borrower knows the maximum mortgage payment.

The borrower usually purchases home through mortgage. It takes a huge amount income to pay off the mortgage. In case of critical illness, debilitating an accident, or depressing death of the borrower, the family needs to replace the loss of income to pay off the mortgage. With mortgage life insurance, the family does not need to worry about repaying the mortgage.

Don’t forget that if this article hasn’t provided you with exact mortgage information, you can use any of the main search engines on the Internet, like Ask Dot Com, to find the exact mortgage information you need.

Mortgage interest rates lift or dive at any given time. To fully see the advantage and disadvantage of switch, the borrowers must take annual percentage rate, mortgage insurance, and mortgage closing costs into consideration. Like any mortgage, Re mortgage comes with a price such as penalty, discount points, application fee, title search fee, and appraisal fee.

So long as senior citizens retire in the lovely state of Florida, Florida mortgage leads will continue to increase. It’s the perfect storm for an ageing population with increasing living costs. As a mortgage broker or lender, Florida mortgage leads will only swell, powered by reverse mortgages that are as juicy as an orange, the State’s second biggest industry.

It is the opposite of Single Purpose Reverse Mortgage in which the reverse mortgage loan can be used in any purpose. And, the mortgage is widely available anywhere. There are also no income or medical requirements.

We discovered that many people who were also searching for information related to mortgage also searched online for related information such as mortgage rate, mortgage interest rates, and even investment mortgages.

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ARMed and underwater

WASHINGTON (MarketWatch -- Question: I have a problem. Like most people out there, my mortgage is underwater. However, I have a double negative in that I bought my home in late June 2005 with an adjustable-rate mortgage with the idea of refinancing after three years.

Now, the economy has taken a plunge, along with the value of my home, which I purchased for $129,000 and is now worth $110,00-$115,000. My lender will allow borrowers such as me to refi only twice. I have gone that route once before, and I'm afraid to go there again because if I refi too early, I won't be able to do it again. My payments are $1,186 a month on a 8.625% interest rate and that hurts!

I live in a low-income area. I have spoken to another bank, which tells me my wife and I are qualified for an FHA loan. Both of us have good jobs and make enough money to cover the mortgage. But we feel its time to switch to a fixed-rate loan. So far, no lender has been able to help us.

Answer: You seem to be an excellent candidate for President Obama's Making Home Affordable program. But before you go there, I'd say that if your current lender is willing to refinance you out of an ARM into a fixed-rate mortgage, go for it. I doubt rates are going to fall much more than they already have, so I wouldn't be afraid to pull the trigger a second time because it's "too early."

There is nothing wrong with grabbing a rate in the 5% range right now, especially if it gives you payments you can afford. My gosh, that's better than a 3.5 point difference. So in your case, the second time could be a charm.

If you are not successful, check out www.makinghomeaffordable.gov, which outlines the administration's plan to help stabilize the housing market by reducing the mortgage payments of up to 9 million eligible homeowners.

The refinance portion of the effort gives up to 5 million owners with loans owned or guaranteed by either Fannie Mae or Freddie Mac an opportunity to trade in their loans for ones that are easier on their pocketbooks. And the loan modification part commits $75 billion to keep as many as 4 million other families in their homes by preventing avoidable foreclosure.

The Web site has detailed information about these programs along with self-assessment tools and calculators to empower borrowers with the resources they need to determine whether they might be eligible for a modification or a refinance under the program. Check out the Making Home Affordable site.

Borrowers also can use the site to connect to free counseling resources to answer any questions they may have about their own personal situations. You'll also find a checklist of key documents and materials to have ready when making that important call to your lender as well as FAQs from borrowers in similar circumstances.

Q: I enjoyed your article on tax credits for energy efficient home improvements. The question I have is, do the credits phase out at higher income levels like so many of the recent tax rebates and credits (typically over $75,000). See previous Realty Q&A.

A: Good news. There are no income limitations on the energy credits. So feel free to spend away.

Q: Great article on reverse mortgage for seniors who want to scale down the housing ladder. What happens to the lower property tax basis on the first house, the one in California? Who pays the property tax bill, and could they have used the lower or carryover basis of the old property tax basis since they over 55? See previous Realty Q&A.

A: I'm an East Coast guy who doesn't know all that much about the Left Coast. So I turned your question over to Robert D. Yeary, CEO of Reverse Mortgage Solutions. The Spring, Tex., firm has developed a specialized, state of the art system to service reverse mortgages in all jurisdictions. Here's his response:

"In California, you can transfer your old tax base to a new house, provided the county in which you purchase your new home allows that transfer. Not all counties do that. But even in jurisdictions that do allow a transfer, if you pay more for the new house, you can only transfer the tax base if the purchase price is no greater than 105% of the amount for which you sold your previous residence. If you wait a full year after the sale of your home, you can transfer 110% of the selling price."

If the new house is considerably less expensive that the home you sold, Yeary suggests considering what the property tax would be without transferring the lower basis to the new place.

"Surprisingly," he says, "in California, real estate taxes are fairly low thanks to Proposition 13. Taxes are set at the time you purchase the home and can go up only so much every year. There are plenty of houses worth $500,000 or more in California with low tax bases because they were purchased years ago for $35,000."

Yeary also notes that the Golden State offers several tax relief program for low and moderate-income seniors.

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Mortgage rates rise but stay below 5%

REAL ESTATE

Mortgage rates rise but not above 5%

Average rates on 30-year fixed-rate mortgages rose to 4.84% this week from 4.78% last week, the eighth consecutive week that rates have been below 5%, mortgage company Freddie Mac said.

The average rate on a 15-year fixed-rate mortgage rose to 4.51% from 4.48%. Five-year, adjustable-rate mortgages rose to 4.9% from 4.8%. One-year, adjustable-rate mortgages rose to 4.78% from 4.77%.

These rates do not include add-on fees known as points. The nationwide fee averaged 0.7 of a point for 30-year and 15-year mortgages and averaged 0.6 of a point for five-year and one-year adjustable-rate loans.

Reverse mortgage subsidy is sought

Falling home prices have forced the government to ask Congress for a $798-million taxpayer subsidy to prop up a program that lets senior citizens tap the equity in their homes.

The government said the Federal Housing Administration needs the money to support a program that lets homeowners older than 62 obtain reverse mortgages, which allow borrowers to convert equity to cash without making payments until they die or sell their home. Interest is then due.

But with the housing market in a slump, participating lenders may not be able to collect the full loan amount from some borrowers. The government, which insures participating lenders, is on the hook if the house is sold for less than the total loan amount.

Standard Pacific posts smaller loss

Irvine builder Standard Pacific Corp. said its first-quarter net loss narrowed to $49.5 million, or 21 cents a share, from $216.4 million, or $3, a year earlier. Revenue declined 40% to $209.5 million. Standard Pacific had $30.8 million of impairments, including $14.1 million for firing 380 workers. Its shares fell 3 cents to $2.23.

Countrywide and KB Home sued

Los Angeles builder KB Home was sued along with Bank of America Corp.'s Countrywide Financial over claims they conspired to rig appraisals to boost sale prices.

Countrywide, its appraisal unit and KB Home inflated home prices by as much as $2.8 billion in Arizona and Nevada during a three-year period, according to a federal complaint filed in Phoenix.

INTERNATIONAL

European bank cuts interest rates

The European Central Bank cut interest rates a quarter of a point to 1% and said it would buy euro-denominated bonds as well as offer longer-term credit to banks as it moves to get more money flowing through the 16-nation euro zone economy.

COURTS

Banks must face Adelphia suit

Bank of America Corp. and Bank of New York Mellon Corp. are among 26 banks that must defend a fraud lawsuit for billions of dollars brought by a trust pursuing claims on behalf of defunct Adelphia Communications Corp.

U.S. District Judge Lawrence McKenna ruled that the lawsuit could go forward against 26 banks and 22 investment banks. His ruling focused on legal issues, not the merits of the case.

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Mortgage Rates, Opportunity "Locks"

Ads about Mortgage Rates are everywhere. You cannot go onto your computer without seeing ads from several different lenders and the television is full of ads touting their mortgage rates or the fact that rates are way down.

Yet, there are still borrowers who are sitting on the fence, hoping that they will come down just that last little bit so that they can time the market just right. Whether it is for bragging rights or for the lowest of all possible payments, people sometimes seem to think that there is always a better rate coming.

Mortgage rates are a bit different than some of the other interest rates about which consumers see news articles. Just yesterday, there were articles all over the news about the possibility of “negative rates”. The rate they were discussing was for the Federal Funds Rate, commonly referred to as the Fed Funds Rate.

The Fed Funds Rate (that is the short term rate charged to member banks and depository institutions for overnight borrowing) is not the rate that individual borrowers get for their mortgage loans, cars, etc. The idea of lowering the Fed Funds Rate is that if the cost of borrowing goes down then the cost of credit from the banks to the consumers will also decrease.

The United States Central Bank has hinted that they may buy as much as another $100 Billion in Treasuries. The Fed already has the go ahead to purchase $1 Trillion worth of mortgage-backed securities and $200 Billion of the debt secured by Fannie Mae and Freddie Mac.

What does all this mean for the mortgage rates that homeowners have to pay? It really depends on the economists you listen to! The Taylor rule (named after the economist who devised the formula) states that the key interest rate to revive and stimulate the economy should go down to negative ½%. Travel around the net a while though and you’ll find several economists who say that this is a recipe for disaster, just inviting inflation which will certainly drive borrower’s rates up.

No one can ever time the mortgage rates perfectly all the time. Even the long time pros who have been in the industry for decades have been caught when a massive market move came, sometimes to such a great detriment that it wiped companies out. Mortgage rates are driven more by the sales of the bonds in the secondary market than by what the Fed Funds Rate does on any given day.

Those bonds can become extremely attractive during times when the stock market is suffering and people look for a safe haven, or they can become extremely unattractive if there is a large offering of bonds in the marketplace, there are no buyers, and rates must rise quickly to make the bonds more palatable to potential buyers. In other words, mortgage rates can move quickly, up or down, and often for reasons for which no one was prepared.

Everyone knows to watch for when jobless claims come out, GDP numbers, Housing Starts, Retail Sales and other tell tale signs of a growing or contracting economy. However, in today’s environment, a terrorist attack around the world, the White House announcing a new program which is either widely accepted as good or bad, or any number of other unexpected items can cause a shock wave to the entire system, sending rates shooting up or down. Sometimes the move is very temporary and sometimes it can take a while to reverse these sudden changes.

If you are one of the many watching the mortgage rates and trying to time it just right to either buy or refinance your home, then you may want to consider this: rates are extremely low. Whenever I get the question of what will rates do in the future, I always answer the same way,

“There is only one sure answer for that question, it is certain that they will do one of three things – they will go up, go down or stay the same”. No one is ever right all the time on rates and I have seen all too many people who were trying to time it just right watch as the rates took off and suddenly they were too high for them to benefit any more or they missed their opportunity to buy.

My advice is to decide where it makes sense to you to do a loan and then when it meets your needs, lock and close it – then never look back. That way you won’t be one of the ones who “had a chance to buy or lower your payment, but got caught sitting on the fence and missed your chance when the rates shot up”.

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More seniors sign for reverse mortgages

More senior Australians are taking out reverse mortgages to pay down debt and secure an income in retirement, a study finds.

Reverse mortgages, whereby outright home owners borrow against the equity in their homes, were launched in Australia earlier this decade and are sold primarily through financial planners and brokers.

Chief executive of the Senior Australians Equity Release Association of Lenders (SEQUAL) Kevin Conlon said the funding of reverse mortgages was becoming more challenging given financial market conditions.

However, SEQUAL was backed by the major banks and non-bank lenders that were well placed to meet the funding demands for the sector, he said.

The $2.5 billion market posted a 23 per cent in the number of reverse mortgages nationwide last calendar year to 37,500, said Deloitte Actuaries and Consultants.

Lump sum payments accounted for 97 per cent of drawdowns, with settlements reaching $141 million in 2008, Deloitte said.

The average reverse mortgage size is now $66,000, although that average rises to $74,300 for single women.

Couples account for almost half of all new loans, with the average age of borrowers 74 years, Deloitte said.

Deloittes spokesman James Hickey said debt repayment, home improvement and retirement income continued to be the top reasons for seniors taking out a reverse mortgage.

Buying a car was the next most common reason, followed by the need for funds to pay for aged-care services.

Fixed rate loans comprised 28 per cent of all settlements in the first half of calendar 2008 and dropped to 10 per cent by December 2008.

The past 12 months had seen a decline in the number of borrowers seeking a fixed rate mortgage in line with lower interest rates.

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Equity conversion

WASHINGTON (MarketWatch) -- Question: I have many questions regarding the Home Equity Conversion Mortgage. How much down payment is required? Is there really no verification of income or assets? Do we have to sell our current house first (it is currently listed for sale)? Would it be possible to find a condo in a retirement development in Southern California that would be approved under this program?
Answer: You are referring to the new Home equity Conversion Mortgage for Purchase program, which was authorized by Congress in the Housing and Economic Recovery Act of 2008 that took effect Jan. 1.

The program, which is aimed largely at persons 62 years or older who want to move down the housing ladder, allows seniors 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 a second set of expensive closing costs. HECM's are insured by the Federal Housing Administration.
According to Monte Howard, affinity marketing director at Atlanta-based Generation Mortgage, the down payment on the new residence is based on three factors:

1.
The youngest purchaser's age. The older the buyer, says Howard, the smaller the down payment.
2.
Prevailing interest rates. The lower the rate, the smaller the down payment on a reverse mortgage that comes with a fixed rate that never changes over the life of the loan. But adjustable-rate reverse loans "have a special rate factor" called "the expected rate" that is used in the down payment calculation, Howard reports.
3.
Value. Lenders use either the property's sale price or appraised value, whichever is less, to determine the loan amount, which is then used to determine the down payment. But for properties valued above the current FHA HECM lending limit of $625,000, you'll have to come up with more cash, for every dollar in value above the limit will add a dollar to the down payment.

According to Howard, neither a purchaser's income nor credit score are factors in qualifying for a HECM. "A prior bankruptcy, for example, would not affect a prospective purchaser's ability to qualify as long as it is not a current, unresolved proceeding," he says.
But there is limited asset verification. Purchasers must demonstrate that they have the required down payment and that the money has not been borrowed. Financial gifts appear to be acceptable under certain guidelines intended to confirm that the funds are truly a gift, not an undocumented loan.
Howard also says that purchasers are not required to sell their current home prior to the closing of their reverse mortgage purchase. But they must occupy their new home within 60 days of closing. Purchasers can retain their current home as a rental property as long as they are capable of meeting the financial obligations of maintaining both homes.
And as for your final question, any condo that meets FHA requirements can be purchased through the HECM reverse mortgage program.
Q: I am 68 years old and have owned my home for 28 years. I am now in the process of refinancing to take advantage of a lower interest rate. Does the HECM include the refinancing of existing mortgages or is it for new purchases only?
A: Eric Bachman, chief executive officer at Oakland, Calif.-based Golden Gateway Financial, says most HECMs are used by seniors who want to remain in their homes. They work best when you own your home sans mortgage, or at least almost free and clear.
But you can use them to replace your current financing. And depending on your age, the property's value and what you still owe, a reverse mortgage could be a good way to generate additional income.
"If you still hold a forward mortgage on your property, a reverse mortgage can help eliminate your remaining debt while potentially creating additional funds that can be drawn as a lump sum or a monthly payment over time," Bachman says.
Based on the little bit of information you provided in your question, the reverse mortgage expert thinks that because of your relatively young age, a tenure payment "might be the best option."
A tenure payment is a monthly payment to you from the lender -- hence the name "reverse" mortgage -- for as long as you own your home. Better yet, because a HECM is a no-recourse loan, once it comes due you are protected from ever owing more than the fair market value of the home at the time of its sale.

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Changes in reverse mortgages worry industry

Almost daily, the reverse mortgage industry is changing, and it's worrying plenty of people.

For years, reverse mortgages have been reliable, a way for seniors to live off the equity in their homes as they age. While complicated, these loans have been highly regulated in terms of fees and rate disclosures. Geared to homeowners age 62 and above, they provided peace of mind because rates and fees usually were set when the loan process started.

But now, reverse mortgage veterans like John Smaldone in Maryville, Tenn., are concerned about that some sudden changes by Fannie Mae that allow margins to fluctuate almost daily until the funding process is complete. These adjustments can confuse seniors and cause them to question whether they are getting fair treatment.

Fannie Mae - the largest financier in the U.S. mortgage industry - is trying to attract more money to the reverse mortgage market by increasing the amount lenders can make on selling the loans. But raising fees and allowing rates to change can lower the amount of money senior homeowners can borrow. It also can increase the fraud risk as competition for their business increases.

"Instead of (Fannie Mae) announcing the problem and then pitch in to help find an alternative, what do they do? Like normal, drop a bomb, this time on the reverse mortgage industry and our senior citizen population," Smaldone, senior vice president for reverse mortgages for AAXA Mortgage, said in a letter to U.S. Rep. John J. Duncan, R-Tenn.

Reverse mortgages are becoming more popular, in part because retiree stock accounts have lost so much value. Federal data shows a record 11,261 reverse mortgages were made in March, up from 9,086 the month before. The National Reverse Mortgage Lenders Association expects the number to grow to about 150,000 this year, up 30 percent over last year.

Last month - and without any real warning - Fannie Mae made changes that allow for higher margins for reverse mortgage lenders. Simply put, margins are the interest rate spreads a lender makes on the loan. So, the higher the margin, the higher the interest rate the borrower pays.

Worse still, under the new rules the margin - typically 3.25 to 3.75 percentage points - can change from the time a borrower submits an application and the loan is funded, which can be up to 120 days.

The borrower signs a disclosure form from the lender projecting the maximum amount of money the borrower may receive. But with rates that can change, the senior will not really know how much they can borrow until closing, or days before. That makes the disclosure form practically useless, Smaldone said.

"The reality of the draconian move by Fannie Mae is to create uncertainty in the reverse mortgage market place," real estate attorney and Florida International University law professor Dennis Haber wrote on his blog.

In the current credit crunch, Fannie Mae has been almost alone in buying up reverse mortgages. Now, more buyers will join Fannie Mae in the loan resale arena, lured by bigger profits from the higher margins.

Amy Bonitatibus, a Fannie Mae spokeswoman, said the pricing adjustments are meant to bring more investors and more cash flow into the reverse mortgage industry.

But within the industry, fears are mounting that the higher margins are turning the reverse mortgage industry into the more traditional loan market, creating heavy competition that could lead to over-lending and introduce more predatory lenders.

Further, the suddenness of the changes forced loan officers with clients who have loans waiting to be funded to tell the client that the rate has changed.

A widow with health problems, Lorraine Zickefoose of Alcoa, Tenn., received a foreclosure letter after her son lost his job and they were unable to make mortgage payments.

Zickefoose, who receives $1,100 a month from Social Security, sought a reverse mortgage to help her stay in her house. But, due to changing margins and credit issues, the reverse mortgage is leaving her short by $7,000. Her original lender turned her down, saying the amount she could have received on the reverse mortgage was not enough to cover her traditional mortgage.

"I have nothing. Now I am going to lose my home," said Zickefoose, 71. "I need that reverse mortgage."

Seniors considering reverse mortgages as a foreclosure lifeboat will endure a longer process as they shop around for different rates. And, they face the uncertainty of finding out days before closing that the margin has changed and they will be receiving less than they expected.

Counselors must be able to guide seniors in this situation. There's a learning curve with counselors as well as loan officers who are adjusting on the fly as these and other changes emerge.

"It's much more of a buyer-beware environment now," said Bronwyn Belling, reverse mortgage specialist in the AARP Foundation. "It's clear that things are not as simple as they used to be."

Last week, members of the Reverse Mortgage Association for Loan Officers held a conference call to air their dismay.

Michael Flanders said he's had to go back to a client and break the news that their rate changed.

"You have to in many cases rebuild the trust the senior had in you all over again," said Flanders, district manager of California Mortgage Resources in San Dimas, Calif.

Industry insiders fear that the margin increases will lead to higher instances of fraud, with lenders quoting a low margin to get clients interested, then disclosing a margin increase later in the process in a "bait-and-switch" strategy.

At least one heavy hitter in Washington seems concerned.

Duncan, the Congressman from Tennessee, told The Associated Press he is awaiting a reply to a letter he sent to James Lockhart - director of the government agency that controls Fannie Mae - "asking that he review the rate increases and other changes and their effect on seniors."

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Advice To Seniors Considering The Reverse Mortgage

Leading Expert Offers Tips On What You Need To Know

ONTARIO, Calif., April 21 /PRNewswire/ -- Today's senior citizens have spent their lives building a family nest egg to ensure they can pay the bills after they retire. Despite the diversification in their portfolios, losing nearly half of their life savings has put older Americans in a panic about their financial futures.

(Photo: http://www.newscom.com/cgi-bin/prnh/20070717/NYFNSC02)

Although seniors live robust lives, well into their nineties, many are worried they do not have 20-30 years to recover their lost savings. With talk of deflation and predicted hyperinflation it is prudent for our parents and grandparents to consider the next steps to remain financially independent through the coming years, says Frank N. Darras, the nation's leading disability and long-term care insurance lawyer. See www.darrasnews.com.

"The increasingly popular reverse mortgage has been shopped by lenders and targeted to homeowners over 62. This is a special mortgage that lets seniors convert equity in their homes into cash," says Darras. "This may be a viable option but it is not without risk."

Here is how it works:

Today's reverse mortgages are called Home Equity Conversion Mortgages (HECMs) and are insured by the Federal Housing Administration. HECMs allow senior citizens to tap home equity and not have to make monthly payments. According to HUD, the HECM is considered a safe plan that helps senior citizens have greater financial security. See http://tinyurl.com/q4o97.

"It pays to be very careful," warns Darras. "Even when the government is promising a reverse mortgage is a safe bet, there is a lot to know and it is important for folks to examine the fine print."

There are costs associated with an HECM. The lender can charge up to $2500 in origination fees and although capped at $6000, that is a lot of cash to come up with on a fixed income. Rolling that fee into the reverse mortgage can be painfully expensive. In addition, you will be charged closing costs, Mortgage Insurance Premiums, servicing fees and interest, says Darras.

"Make sure you crunch all numbers and after you see the upfront costs and remember, you are still responsible for property tax and hazard insurance. Work with a trusted advisor to uncover all potential expenses and the trappings of a reverse mortgage," says Darras.

Most importantly, don't let fear and the lure of an easy solution drive your decision. Even though new legislation and lower interest rates promise to make it less expensive to borrow, it can cost you in the long run, if you are not careful, says Darras.

"No matter what, the loan will have to be repaid somehow, in full. Usually that occurs when the homeowner dies. Understand other restrictions could cause premature payback of the loan so make absolutely sure you know what you are signing," says Darras.

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Beware reverse mortgages

Question: We have read your column for years and would like to know if there have been any changes in reverse mortgages. My husband and I applied for a reverse mortgage in January but never followed through. We thought we needed the money to be available because we lost 80 percent of our stock assets since last fall. Then we decided not to go through with it. Now we decided we need the money, and the broker told us to use the old one. What is going on here?

Answer: Throughout the past year of credit crisis, the reverse-mortgage world has changed. Before to the credit crisis, reverse mortgages and the interest rates used were set mainly by the Constant Maturity Treasury index (CMT). Therefore, folks considering reverse mortgages would be given a printout called the HECM (Home Equity Conversion Mortgage) CMT 200. This printout would tell them that the interest rate would be based on the CMT and the margin (profit) that the lender would make (then not more than 2 percent).

These rates were generally set each Thursday and would remain in place for the following week. This was a stable and secure environment in which reverse mortgages earned a good reputation as a safe product.

As credit became more "plentiful," more lenders came onto the reverse-mortgage scene, and many RMs were "repackaged" and sold off in the secondary market, just like the geniuses who caused the crisis had done with other financial products. Now, that well has also run dry and, for the past year, Fannie Mae has been the sole purchaser of reverse mortgages. We all know what happened to Fannie Mae, which has now been mandated by the Obama administration to clean up its balance sheets.

Fannie Mae decided to "clean up" by dramatically changing reverse mortgages, changes that will force senior homeowners and their adult children to do more rigorous due diligence before doing a reverse mortgage. Fannie Mae is now increasing the "margin" or profit that lenders can receive. Theoretically, the lender can make more money, make the reverse-mortgage product look better in the secondary market, resell the reverse mortgages and make yet another profit on the sell in the secondary market.

As of April 1, all reverse mortgages went to "live pricing," meaning interest rates and margins will be fixed daily, not weekly.

Thus, when seniors are shopping for reverse mortgages, they must be sure to compare apples to apples because originators (salespeople) may try to hoodwink even the sophisticated potential borrowers by backdating their good-faith estimates and quoting products that are not even available on the market any longer. That is why your old application will not work.

When signing applications, there is no longer any kind of "lock" on the interest rate, et cetera, until the lender is ready to close the loan. Thus, neither the lender, the originator or the elder person will know what the final amount available for a loan will be until the loan is "cleared to close" when the originator locks the interest and margin at whatever the market offers at that time.

The basics of reverse mortgages not changed: They are still a non-recourse (no money over the fair-market value of house is paid back), no-payment option for senior homeowners. But the pricing and rates of these products have changed and need greater scrutiny by the proposed borrower.

Jan Warner is a matrimonial, tax and elder-law attorney. His colleague Jan Collins is a writer and editor. Send family-court questions to Flying Solo, P.O. Box 11704, Columbia, SC 29211 or send e-mail to readers@flyingsolocomments.com. Send elder-care questions to Next Steps, P.O. Box 11704, Columbia, SC 29211, or go to nextsteps.net. Editor's note: These columns are written with a national perspective and are for general guidance only. For Florida-specific cases, it's best to consult a local attorney.

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Low Mortgage Rate- Free Helpful Info About Lowest Mortgage Rate

It’s difficult to provide accurate low mortgage rate information, but we have gone through the rigor of putting together as many low mortgage rates related information as possible. Even if you are searching for another information somehow related to mortgage amortization calculators, low score mortgage, refinance rates or low interest rates this article should help a great deal.

There are two types of mortgage insurance. With one, you might not have a choice as to whether you have it. Private mortgage insurance is insurance that will protect your lender should you default on your loan. If your down payment is less than 20 percent of your property’s value, you likely won’t have a choice about whether you have private mortgage insurance; it’s required. However, with mortgage life insurance, you get to decide.

Comparison shopping is the smartest thing you can do in order to make sure you do not overpay for your mortgage. When comparison shopping you need to shop smartly and compare all aspects of the mortgage, not just the interest rate. You must compare all costs including lender fees, down payment, points, and any penalties such as prepayment penalty in order to make a fair assessment of which mortgage is better.

If you have a poor credit rating your options for mortgage lending are somewhat limited. Most traditional mortgage lenders do not have programs for individuals with poor credit ratings. There are, however, many mortgage lenders that specialize in mortgages for people with poor credit ratings.

If as related to low mortgage rate as this article is, and it still doesn’t answer all your needs, then don’t forget that you can conduct more search on any of the major search engines like Google Dot Com to get more helpful low mortgage rate information.

In some state, the mortgage rebate is banned. So, some state may not have no closing cost mortgage refinance. For example, the mortgage rebate is banned on Alaska, New Jersey, Kansas, Oklahoma, Rhode Island, Louisiana, South Carolina, Mississippi, West Virginia, and Missouri. Consult your mortgage lender or broker.

All mortgage leads are good, whether they are California mortgage leads, Michigan mortgage leads or Texas mortgage leads. Today we will delve into the wonders of Florida mortgage leads.

Instead, you may wish to consider disability insurance. Disability insurance would help you pay all your bills not just your mortgage should you become disabled. For about the same amount you’d pay to take care of your mortgage, you could pay an insurance premium to cover more of your expenses.

For your knowledge, we found that lots of people that were searching for low mortgage rate also searched online for reverse mortgage calculators, heloc rates, and even telemarketer mortgage leads.

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Senior debt

Here's what to ask if you're considering a reverse mortgage


WASHINGTON (MarketWatch) -- Question: Where can I get more detailed information about reverse mortgages for seniors? We have a house in a "plus 55" community in California for which we paid $315,000 four years ago. We are told now that it, along with all the other houses in the area, would sell for about 20% less than what we paid. Would a reverse mortgage work for us? We are 71 and 64 respectively.


Answer: You have not provided me with nearly enough information with which I need to give you a proper answer. So I took the liberty of running your question by Cyndi Stephenson, who manages the reverse mortgage division at HomeFirst Mortgage Corp., a mortgage brokerage firm in Alexandria, Va.
Stephenson says that if you and she were sitting down together, one-on-one, she would ask you these questions:

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Do you have any liens on the property at this time?
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How much longer would you plan to stay in this home if you do a reverse mortgage?
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Which one of you is 71?
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What is the ZIP code for the property?
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Is it a single family residence, condominium or a townhouse?
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What are your priorities, both long- and short-term?
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Do you plan to leave something to your heirs? To charity?

The reverse mortgage specialist also would ask a question she says keeps her awake at night and that is: Do you have long-term-care insurance?
"I do not worry at all about those who plan to live in the home until they pass away, that is exactly what this product is designed to support," she explains. "What I worry about are those who take out a reverse mortgage, live in their home for maybe three years, then have a stroke or suffer some other disabling illness or injury and need to get moved immediately into an assisted living facility. Especially if they are single."
In those instances -- actually, if you are out of the house for more than 12 consecutive months -- the property will need to be sold to repay the mortgage. And that leads to more questions, says Stephenson: "What funds will you have available to get you into the facility? Who will take care of the sale of the home? Do you have long-term-care insurance or a plan to move into a Medicare/Medicaid facility should something happen to you?"
By the way, Stephenson says she studied reverse mortgages up and down, backwards and forward (no pun intended), "for a very long time" before she entered the field. But she never really "got it" until she ran her own reverse mortgage scenario. And she invites readers to see how a reverse mortgage can work out at HomeFirst's Web site, www.homefirstmortage.com/reverse. Just click on "Scenario for a Reverse Mortgage." Check out the site.
"When properly applied a reverse mortgage can serve to preserve, protect and, quite possibly, enhance a senior's estate," she says. "Although reverse mortgages are not the right answer for all senior homeowners, they are a promising financial tool that all senior homeowners should look into, just as they would any other financial tool available to them."
Q: Do you have any information on who to contact in Southern California for more information about reverse mortgages? Where can I learn more information about this program?
A: I cannot recommend a particular lender. But the National Reverse Mortgage Lenders Association maintains an excellent Web site (www.reversemortgage.org) that not only explains everything you need to know about reverse mortgages but also allows consumers to find lenders who offer these loans in their particular state. Visit the reverse mortgage site.
The AARP also has a information on the product (www.aarp.org/revmort). And so does Uncle Sam. Try both the Federal Housing Administration, which insures lenders who make these loans against loss (www.hud.gov/offices/hsg/shf/hecm/remtopten.cfc) , and the Federal Trade Commission (www.ftc.gov/bcp/edu/pubs/consumer/homes/real3/shtm).

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How to downsize with a reverse mortgage

Couple use funds from one house to buy a smaller place using FHA program

John and Susanne Ferry, both 62, have tried to sell their Mount Shasta home for three years.

Susanne Ferry has rheumatoid arthritis, so the Ferrys want to move to a warmer climate.

The plan was to use the money they made from selling their house, which they own outright, to buy another home.

But the depressed housing market hasn't cooperated.

They initially asked $700,000 for the two-story, 2,400-square-foot house with views of the Shasta Valley. But they've had to reduce the list price to $498,000.

Now, thanks to a new feature in the Federal Housing Administration's reverse mortgage program, the Ferrys have bought their retirement dream home. They closed last week on a house in Tuscany Villas, a 55-and-older community in north Redding.

And they still haven't sold their house in Mount Shasta.

The Ferrys are among the first people in the north state to take advantage of FHA's reverse mortgage purchase option.

Reverse mortgages, which enable seniors to withdraw some of the equity in their home, have been around for years. The purchase option of the federal program started in January.

Using a reverse mortgage purchase, the Ferrys made a $150,000 down payment - money they took out of savings and some investments - and the reverse mortgage paid the $200,000 balance on the $350,000 home.

The Ferrys don't have a mortgage payment. All they pay for is taxes and insurance.

When the home is sold or when the Ferrys die, the $200,000 borrowed must be paid in full plus the interest that has accrued.

How much the buyer can borrow in a reverse mortgage purchase depends on the age of the borrower, current interest rates, and the lesser of the appraised value or the reverse mortgage FHA limit, which is $625,000.

Like a traditional reverse mortgage, the buyer must be at least 62 years old.

"It's just wonderful. We wanted this house so much," Susanne Ferry said of their home in Tuscany Villas.

The Ferrys worked with Chris Lamm of Security 1 Lending in Redding. Security 1 is among several north state lenders that do reverse mortgages.

"Some seniors see the advantage in this program in being able to downsize into a smaller, less maintenance home and one that is more energy efficient," Lamm said. "That is certainly the case with the Ferrys.

"... For a senior who wants to relocate, who wants to be closer to their family, this is a great solution."

One thing to be aware of with a reverse mortgage is that closing costs can be steep compared to a other mortgages. Costs can range between $10,000 and $20,000, Lamm said, adding that they're typically financed into the loan amount.

Joe Rodola, a Housing and Urban Development reverse-mortgage counselor based in Redding, said the older you are, the more money you can take out with a reverse mortgage.

Rodola doesn't know whether there will be a market in Shasta County for the reverse mortgage purchase program.

The median sales price of a home in Shasta County is under $200,000.

"It's really an unknown market," Rodola said. "I couldn't tell you how many seniors are sitting out there with $60,000 or $80,000 that would like to buy and still can't afford to. . . . A lot of it at this point is that nobody really knows it's out there."

That was the case with John and Susanne Ferry. They'd looked at homes in Tuscany Villas a number of times before their real estate agent Richard Martin told them about the reverse mortgage purchase program.

"We could have done it (without the reverse mortgage), but we wouldn't want to put ourselves, with our age, in that position," Susanne Ferry said.

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Reverse mortgages good option for some seniors

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 by Congress in the Housing and Economic Recovery Act of 2008. The law took effect Jan. 1. The program is aimed largely at people 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.

The Smiths don't fit that profile. But then Monte Howard, director of Affinity Marketing for Generation Mortgage, the Smiths' reverse-mortgage 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."

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 by Congress in the Housing and Economic Recovery Act of 2008. The law took effect Jan. 1. The program is aimed largely at people 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.

The Smiths don't fit that profile. But then Monte Howard, director of Affinity Marketing for Generation Mortgage, the Smiths' reverse-mortgage 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."

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