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Monday, January 5, 2009
The Federal Housing Administration is the insuring body for 95% of all reverse mortgages. That means they write the rule book from which the mortgage companies follow if they wish to stay competitive.
FHA has always been considered the first time home buyer's mortgage. It's not really a mortgage. It's an insuring body for the mortgage and was set up in 1934 to increase home ownership.
FHA is not in the business of helping the investor as much as it is the actual resident who owns and lives in the property.
So, the first thing to understand, as a basis for understanding FHA insured reverese mortgages, is that the reverse mortgage is for owner occupied properties. Rental homes and second home do not qualify.
This does not pertain to all investment properties. For instance, if the owner lives on the premises of a one to four unit property, with tenants, the property would still qualify for financing.
Then there are grey area properties, in which the owner lives their, but they are have more of a commercial use. A good example is a bed and breakfast. This won't qualify.
In Texas I get calls from customers with a home on many acres. At a certain point the lender can only finance that which is the norm for any particular location.
For example: if a home resides on 200 acres and the typical home in the area is on 3 acres, the mortgage company closes a loan on the home and 3 acres only. The remaining acreage can not be part of the transaction.
In some rural areas I get calls regarding manufactured homes. This is okay under certain conditions: Home is built after 1976, double or triple wide, and sits on an approved FHA foundation.
Additional home types include townhomes, condos, and Co-ops.
Other types of properties qualify for a reverse mortgage. The problem is the mortgages are what is known as proprietary financing and are not regulated as much by FHA. The rules and benefits are far different.
About the Author:
Being in real estate I have kept most of my investments safely their, so you know I'm okay. Just kidding, I'm down even more.
Being a reverse mortgage loan officer you can imagine a bunch of older folks are calling me lately inquiring about the reverse mortgage as some sort of stopgap.
I'm a bit dumbfounded, because I simply can't understand how the reverse mortgage can be used to somehow change or plug up some financial hole.
Well, the first thing I need to do is step back and understand the stress they are under.
What really is to gain by accessing the equity to their homes, at this point, for a reverse mortgage? The equity is theirs already. Why crack open this can if it isn't absolutely necessary?
Many have a sense of the loss of security and are looking to patch the proverbial net up with the reverse mortgage. I understand this, but is it a solid financial patch thought through rationally?
I have serious questions about this logic. Other, more panicked or more aggressive potential clients (I'm not sure which) believe the market has seen its worst days are looking to plant reinvest their home equity into the market.
I don't really agree with this person either. They, more than likely will be charged 6% on the money the take out (plus closing costs). And the average can't be higher than 10%.
Okay, ten percent minus six percent equals four percent return. This is if they are doing really well.
With the math working out the way it does it makes it hard to use a reverse mortgage for investment purposes unless you know something that is borderline illegal to invest in without being accused of an SEC violation.
The best thing to do is to have glass of milk and cookie right now. Take a deep breath thereafter and sleep on it. Tomorrow, if you still want to get a reverse mortgage, call me.
About the Author:
Let's say you have a goal to have perfect credit, meaning no negative entries and the highest credit score possible. Keep in mind that often these law firms can do a great job, but there are couple major problems.
Problem #1: High Monthly Charges
The most popular law firm charges a $99 set-up fee, and anywhere from $39 to $79 every month that they work on your file. The problem is since the law firms make their money from monthly charges, the longer they take to repair your credit the more money they make. That means that it will cost you between $567 and $2,000 to get your credit fixed. Which is why they're getting very, very rich.
But even that much would be worth it, wouldn't it? If they fix your credit for you? But how much sense does it make to pay $2000 or even $500, when you can get the same benefit from credit repair programs for less than a hundred bucks?! Well, you might say that your time is valuable and it's worth it to pay someone to do all the work.
Problem #2: You Do Most Of The Work Here's a dirty little secret with credit repair law firms. You still have to do most of the work yourself. More work, in fact, than when you use credible repair programs. Here's why:
First of all, you have to sign all kinds of paper work and Power of Attorney forms just to start the process. Some of these forms even require you to get your signature notarized. So the sign up process alone can take hours.
Then, you have to order your own credit reports from the credit bureaus.
Then, the credit bureaus are going to send the reports back to YOU, not to the law firm.
Of course, you then have to re-send the same letters to the law firms so that they have them for the records and making sure you make copies for your own file too.
Then, the law firm is going to scan your credit reports into a computer, and post it on their website.
Then, believe it or not, even with all the money you're paying the law firm, you still have to go to their website and choose for yourself which items you want to dispute and even how to challenge each negative credit item. You heard me right. When I hired a credit repair company, hoping they would take care of my credit, I had to choose which 'items to question' and know which items were errors. I wanted to protest, "How am I supposed to know? That's why I hired a professional!"
The law firm then takes the information you put on their website and create a standard dispute letters that they send to the credit bureaus.
Finally, the credit bureaus will still send all correspondence to your home address. So you will have to open every letter, read it, figure out if it's important, make copies of it for your records, and then put it in another envelope, address it, stamp it, and send it back to the law firm. You might have to do this five or six times every week.
So you can see how inefficient this process is. And because all of this takes so much time, the process drags on and on and the law firm just keeps making more and more money. In fact, credit repair law firms tell you that it can take a year, two years, or even three years before you reach your goal.
Problem #3: Forget about their crappy guarantee All they have to do is improve one item, such as a credit card inquiry, and they consider that they've done their job. Really! There's no money back even if 90% of your credit report is still negative after three years and $2000.
About the Author: