tag:blogger.com,1999:blog-47756545516830250862024-02-07T03:11:47.609-08:00The Help for Home Buyers BlogLester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.comBlogger76125tag:blogger.com,1999:blog-4775654551683025086.post-32450322083943976512015-10-28T17:41:00.002-07:002015-10-28T17:41:54.033-07:005 Tips For Buying in a Hot Housing Market<div class="separator" style="clear: both; text-align: center;">
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It is a hot housing market right now. Here are 5 quick tips to help you get your offer accepted in a hot housing market.Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com2tag:blogger.com,1999:blog-4775654551683025086.post-42673254233821022442015-10-14T09:24:00.003-07:002015-10-14T09:24:41.789-07:00Tips to Make the Home Buying Process Smoother<div class="separator" style="clear: both; text-align: center;">
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The home buying process can be complicated. So, please find these few tips to make life a little easier for you as you proceed.Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com2tag:blogger.com,1999:blog-4775654551683025086.post-51610768812291232142015-04-01T11:45:00.000-07:002015-04-01T11:45:22.167-07:00Happy Easter From the Lester Wilkins Mortgage Team<div class="separator" style="clear: both; text-align: center;">
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I hope you and your family have a blessed and Happy Easter!</div>
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<br />Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-26540733537451279042015-01-22T08:52:00.001-08:002015-01-22T08:52:33.911-08:00Possible Tax Deductions<div class="separator" style="clear: both; text-align: center;">
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Check out this short video for possible deductions when you do your taxes.Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com1tag:blogger.com,1999:blog-4775654551683025086.post-32839142977279495812015-01-22T08:48:00.002-08:002015-01-22T08:48:45.453-08:00Time to Update Your Info<div class="separator" style="clear: both; text-align: center;">
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I hope your 2015 is starting off well. With the new year here we need to update some of your information. Please call my staff today to see what you need to update 810-987-1200.</div>
<br />Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-11024597655105417182014-12-18T17:04:00.001-08:002014-12-18T17:04:09.821-08:00Merry Christmas!<div class="separator" style="clear: both; text-align: center;">
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Everyone on the Lester Wilkins Mortgage Team would like to wish you a very Merry Christmas and a prosperous 2015! Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-18222699263103360862014-11-14T08:37:00.001-08:002014-11-14T08:37:16.477-08:00I am grateful for you!<div class="separator" style="clear: both; text-align: center;">
<object width="320" height="266" class="BLOGGER-youtube-video" classid="clsid:D27CDB6E-AE6D-11cf-96B8-444553540000" codebase="http://download.macromedia.com/pub/shockwave/cabs/flash/swflash.cab#version=6,0,40,0" data-thumbnail-src="https://i.ytimg.com/s_vi/M8yVmYMpwpU/default.jpg?sqp=CLTemKMF&rs=AOn4CLApOHhLfHuvKJb4Pnz0ecqSEFbzSQ"><param name="movie" value="https://www.youtube.com/v/M8yVmYMpwpU?version=3&f=user_uploads&c=google-webdrive-0&app=youtube_gdata" /><param name="bgcolor" value="#FFFFFF" /><param name="allowFullScreen" value="true" /><embed width="320" height="266" src="https://www.youtube.com/v/M8yVmYMpwpU?version=3&f=user_uploads&c=google-webdrive-0&app=youtube_gdata" type="application/x-shockwave-flash" allowfullscreen="true"></embed></object></div>
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Happy Thanksgiving!</div>
<br />Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-11151125422337799812014-08-20T17:06:00.003-07:002014-08-20T17:06:37.007-07:00Is it Time to Refinance?
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<b>Is it Time to Refinance? </b></div>
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More Homeowners Are Doing Just That, and Here's 4 Reasons Why</div>
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In late July, the Mortgage Bankers Association reported that applications for home loan refinances have not only been holding steady, but are also on the rise.</div>
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This after home loan rates hit their lowest levels of the year, many homeowners may be ready to refinance—and there are a variety of good reasons to do so. For instance, you could:</div>
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<span class="s1"><b>Lower your interest rate</b></span>, making a big difference in your monthly out-of-pocket costs for housing, meanwhile saving money on financing fees over the life of your loan. </div>
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<span class="s1"><b>Build equity faster. </b></span>On the flip side, homeowners who are in a position to make <i>higher</i> monthly payments could switch from a longer to shorter term mortgage, where available. </div>
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<span class="s1"><b>Change your loan program</b></span> from an adjustable rate mortgage (ARM) to the stability of a fixed rate mortgage, taking advantage of today's low rates and loan programs.</div>
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<span class="s1"><b>Cash out on equity you've already established</b></span> for home improvement projects you've wanted to tackle, to pay off debt, or send your child to college.</div>
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If you or anyone you know would like to discuss whether refinancing makes sense at this time and all available opportunities, please get in touch. I'm happy to help. </div>
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Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-41088596290407824172014-04-25T13:34:00.001-07:002014-04-25T13:34:10.581-07:00Some Productive Ways To Use Your Free Time<span style="background-color: rgba(255, 255, 255, 0);"><img src="webkit-fake-url://549D4249-C1B3-40A2-972F-A0FEF31DC246/imagejpeg" /></span><br />
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<span style="background-color: rgba(255, 255, 255, 0);">On rare occasions you might find yourself with a little extra time on your hands. You can actually prepare yourself to really productive when this occurs. Avoid the guilt of wasting this precious free time by applying the following tips.</span><br />
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<span style="background-color: rgba(255, 255, 255, 0);">1. Create a "To Read" File</span><br />
<span style="background-color: rgba(255, 255, 255, 0);">Clip magizine articles you want to read. Print the interesting email or report you received, but don't have time for now. Place them in a folder called "Reading File." Keep it with you and whenever you have a chunk of time, such as in the waiting room at the Dr. Office, you will have some quick reading. How cool is that?</span><br />
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<span style="background-color: rgba(255, 255, 255, 0);">2. Create a Calls List</span><br />
<span style="background-color: rgba(255, 255, 255, 0);">Create a list with non-urgent phone calls you need to make. Take it with you everywhere. Whenever, you have a free minute you can check off a bunch of those calls in a short amount of time. As a bonus tip, include the contacts' phone numbers on your list. Look at you. You are a productivity machine!</span><br />
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<span style="background-color: rgba(255, 255, 255, 0);">3. Create an Emails List</span><br />
<span style="background-color: rgba(255, 255, 255, 0);">Most of us have smart phones. If you don't call me and I will introduce you to 2003 over a dram of Scotch. If you take the time to make a list of emails you need to make and keep the list with you, it will prove to be extremely useful. You can knock out quite a few emails with little effort while you are waiting for your oil to be changed, or in the line at the super market.</span><br />
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<span style="background-color: rgba(255, 255, 255, 0);">4. Create a "To Listen" File</span><br />
<span style="background-color: rgba(255, 255, 255, 0);">I store MP3's and voicemails in here for later review. I love this for the commute to work. You will too. I don't care for pop music anyhow!</span><br />
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<span style="background-color: rgba(255, 255, 255, 0);">Bonus Tip:</span><br />
<span style="background-color: rgba(255, 255, 255, 0);">In our digital world this can all be done on your smart phone. I suggest using Evernote. If you need any help with this please do not hesitate to give me a call and I will be glad to get you set up.</span>Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-61937250612509642402014-04-18T20:57:00.000-07:002014-04-18T20:57:10.374-07:00Bumpy Road Ahead for First-time Buyers<div style="color: #404040; font-family: 'Century Gothic', 'Futura Lt', Verdana, Arial, Helvetica, san-serif; font-size: 20px; line-height: 18px;">
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Winter weather pummeled housing across much of the nation last quarter. As spring weather brings a thaw for busier months, the focus is now on whether there is enough inventory to satisfy demanding buyers, particularly first-timers. Low housing supply, tightened credit guidelines, increasing rates and rising prices are all stacking up against first-timers' odds at calling a place their own. No answer on when new Building Permits, which rose 7.5 percent to just over 1 million in March, will be approved for new home construction to meet demand.<br /><br />Homebuyers in general are reportedly less confident about the market. Following January to February's 10 point drop in the monthly builder sentiment index from the National Association of Home Builders (NAHB), it rose 1 point (from 46 to 47) in March. Readings below 50 indicate that more builders view housing market conditions as poor, rather than good. This reflects builders' inabilities to find lots and labor, according to Kevin Kelly, NAHB Chairman. More than ever, buyers will be requiring the help of skilled real estate professionals to represent them in what could be competitive purchase transactions this season.<br /><br /><b><span style="color: #021262;">Fannie and Freddie on the Chopping Block?</span></b><br />Late last quarter, the Senate Banking Committee said it would introduce a bill to reform the U.S. housing finance system by scaling back and possibly eliminating Fannie Mae (FNMA) and Freddie Mac (FHLMC). The government-backed enterprises oversee the secondary mortgage market. By purchasing home loans from lenders, packaging them up, and selling them to investors as mortgage backed securities, they free up liquidity for lenders to continue financing homes. Both regulate home loan guidelines with the goal of making home ownership more attainable for Americans.<br /><br />Fannie and Freddie were largely criticized for securitizing bad loans which contributed to the subprime crisis. This story will be watched closely for its impact on housing and potential future housing reforms for many years to come.</div>
Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-44618996827061284242014-02-07T07:48:00.002-08:002014-02-07T07:48:45.826-08:00Productivity Tip: Manage You, Not Your Time.<br />
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<span style="background-color: #f6f6f6; color: #333333; font-family: arial, sans-serif; font-size: 13px; line-height: 17px;">We have the same amount of time in a day as Thomas Edison and Albert Einstein. How did they do it. The key is to manage you, not your time.</span>Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-58797305452686024472014-01-12T08:11:00.001-08:002014-01-12T08:12:36.475-08:00New Qualified Mortgage Rule Now in Effect<div align="center">
<span style="font-family: Arial, Helvetica, sans-serif; font-size: small;"><br />What Does This Mean to You?</span></div>
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<a href="http://ohiorealtors.org/wp-content/uploads/2014/01/mortgage-app.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="198" src="http://ohiorealtors.org/wp-content/uploads/2014/01/mortgage-app.jpg" width="400" /></a><span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;">You may have heard about a new rule that may impact people looking to purchase or refinance a home.</span><span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;"><br /><br /><b><i>What is This Rule? </i></b><br />As of January 10, 2014, lenders are required to more thoroughly assess a borrower's "ability to repay" a loan, so that he or she can receive a "Qualified Mortgage" (QM).<br /><br /><b><i>Why was it Enacted? </i></b><br />The rule is part of the Dodd-Frank Consumer Protection Act, which made banks and mortgage lenders legally liable for determining borrowers' abilities to repay their mortgages. It was enacted to help ensure borrowers get a home loan they can afford to repay, and to help prevent people from going into foreclosure and losing their homes.<br /><br /><b><i>What is the Bottom Line?</i></b><br />While new guidelines are now in effect related to loan limits, a borrower's debt-to-income ratio, fees and other items, the good news is that the Consumer Financial Protection Bureau (CFPB) estimates that 95 percent of all mortgages made in 2013 already met the new rule. So there's a good chance the new rule won't impact the majority of borrowers.<br /><br />If you're thinking of purchasing or refinancing a home this year, or if you know someone who is, I'm here to help. Give me a call or send me an email, and I'm happy to answer any questions you may have.</span></div>
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Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-34058646434693936902013-12-02T06:17:00.001-08:002013-12-02T06:17:20.041-08:00When FHA Requires Lead-Based Paint Repairs<br />
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjYNa1Q6Xsd5Mr5imSEXvFFuGjlVRXJWsfqdTZpn1LXItlEDLiYBZVTWoyW6_wB9n0FAQ360YDEdenAW8gxvmxri8OBVhQrthZmEuix-HEVW2m-tb9cw-i1VW7PKkC2LttHc9ySTk8ien4/s1600/lead+based+paint.jpg" imageanchor="1" style="clear: right; float: right; font-family: Tahoma; margin-bottom: 1em; margin-left: 1em; orphans: 2; text-align: justify; widows: 2;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjYNa1Q6Xsd5Mr5imSEXvFFuGjlVRXJWsfqdTZpn1LXItlEDLiYBZVTWoyW6_wB9n0FAQ360YDEdenAW8gxvmxri8OBVhQrthZmEuix-HEVW2m-tb9cw-i1VW7PKkC2LttHc9ySTk8ien4/s1600/lead+based+paint.jpg" /></a><span style="color: #404040; font-family: Verdana, Arial, Helvetica, san-serif; font-size: x-small; orphans: 2; text-align: justify; widows: 2;">If you're interested in working with HUD REO properties and buyers who need FHA financing, you may come across appraiser-required conditions to perform lead-based repairs.<br clear="none" /><br clear="none" />The only time lead-based repairs are <i>required</i> for an FHA-financed HUD REO property is when the property was built prior to 1978.<br clear="none" /><br clear="none" />Lead-based paint removal, however, falls under EPA regulations. A contractor or investor may cure the paint issues, but an FHA underwriter will require a copy of the contractor's Certificate of Completion from an EPA or state provided lead-based paint training program. Repairs completed by owner-occupants do not require this training certificate, but do require documentation of the repairs.<br clear="none" /><br clear="none" />And remember, the FHA appraiser's final inspection will only certify the repairs are completed, not that they were performed according to EPA guidelines.<br clear="none" /><br clear="none" />This rule is required by FHA because renovation, repair, and painting activities such as cutting and sanding can disturb lead-based paint, creating hazardous lead dust, which even in small amounts, is enough to poison children and put adults at risk.<br clear="none" /><br clear="none" />Don't forget to let your renovation-minded clients know!</span>Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-44929811376951947012013-11-04T05:46:00.002-08:002013-11-04T05:46:41.119-08:008 Steps To Reduce Property Taxes<div align="center">
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<span style="color: #404040; font-family: Verdana, Arial, Helvetica, sans-serif; font-size: x-small;"><img align="right" border="0" height="220" hspace="10" src="http://www.allaboutnews.com/web/images/print/QT_propertytaxes_print.jpg" width="280" />As the sluggish economy drags on, county boards everywhere are looking for ways to replace lost income, and re-assessments of residential real estate taxes is just one of those ways. Sometimes it's fair, other times it avoids belt-tightening. If your property taxes have been raised and you feel it's unfair, here is how to prepare to meet your assessor for a review to lower them:<br /><br /><span style="color: #021262;"><b>1. Look for reporting mistakes.</b></span> Examine the assessor's entire property description. Note discrepancies and document them with blueprints, surveys, photos or other inspection reports.<br /><br /><span style="color: #021262;"><b>2. Compare neighborhood assessments.</b></span> Are other homes in your neighborhood assessed similar to yours? Check the web first; some counties post assessments online.<br /><br /><span style="color: #021262;"><b>3. Compare current sales.</b></span> Talk to a local real estate agent (if you need a referral, I'm glad to help) and get a report of comparables sold within the last 6 months. Sold homes count, listings don't.<br /><br /><span style="color: #021262;"><b>4. Take pictures.</b></span> Document where your home needs repair compared to other homes in better shape in your neighborhood.<br /><br /><span style="color: #021262;"><b>5. Get a new appraisal.</b></span> If your home is unusual or hard to "comp" this is the one time it can work in your favor. If you recently refinanced and the value is lower, use that report instead.<br /><br /><span style="color: #021262;"><b>6. Get your contract.</b></span> If your taxes increased soon after you purchased, values probably haven't changed that much. Document with your purchase agreement.<br /><br /><span style="color: #021262;"><b>7. Are you exempt?</b></span> There are many special exemptions: homestead, mortgage, senior citizens, veterans, disabled persons, and even energy-efficiency. Check with your county and check them all.<br /><br /><span style="color: #021262;"><b>8. Prepare your case.</b></span> In writing, briefly and professionally describe why you are entitled to the reduction, followed by documentation of your reasons. Make sure you have any required forms completed and know all deadlines for your appeal.</span></div>
Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-67340934261375075752013-10-24T06:56:00.003-07:002013-10-24T06:56:37.545-07:00FHA Credit Policy Change Makes it Easier to Qualify "Economic Events" Recognized as Isolated<br />
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immediately, policy changes in the way the Federal Housing
Administration (FHA) views certain derogatory credit will make it easier
for some borrowers to
qualify for purchasing a home. Allowances will be made for certain
"Economic Events" resulting in poor credit ratings, which previously
would cause borrowers to be ineligible.
<br /><br />
<b><i>What do the new rules say?</i></b> Potential borrowers who
experienced a decrease of income by 20 percent or more for at least six
months, and that resulted in serious derogatory credit such as a short
sale, foreclosure, or bankruptcy, may still be eligible as long as:
</span></div>
<ol><span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;">
<li>The loss of employment or income was due to an extenuating circumstance beyond his or her control and can be documented;</li>
<li>A satisfactory credit history has been restored for a period of 12 months; and</li>
<li>Housing counseling has been completed.</li>
</span></ol>
<span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;">
<b>Other changes effective October 15, 2013</b> include amendments to
underwriting guidelines in the area of outstanding, prior judgments and
collections, including the exclusion of unresolved medical collections
from the underwriting decision.
<br /><br />
<b>If you or anyone you know has been previously denied for a home loan
based on an isolated credit incident, I may be able to help! And I'm
always happy to answer any questions you may have.</b></span>Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-14830092244727670462013-10-24T06:42:00.001-07:002013-10-24T06:42:01.879-07:00After the Shutdown What's in Store for Housing and Home Loan Rates?<div align="center">
<br /></div>
<div align="center">
<img height="179" id="irc_mi" src="http://media.jrn.com/images/Government+Shutdown.jpg" style="margin-top: 0px;" width="320" /><span style="font-family: Arial, Helvetica, sans-serif; font-size: small;"><b><br /></b>
<br />
</span>
</div>
<div align="left">
<span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;">The
government shutdown has come to an end, but how does the House's last
minute deal and the post-shutdown environment impact mortgage rates?<br />
<br />
With the debt ceiling stalemate in Washington resolved at least until February 7, 2014, <b>rates could dip in the short term.</b>
Home builders stalled by the government shutdown will resume confidence
and government-affiliated mortgages such as FHA, VA, USDA and FEMA
loans will continue running smoothly.<br />
<br />
<b>But over the long term, mortgage rates will rise...</b><br />
<br />
The Federal Reserve is committed to "taper," or reduce its recent
purchases of bond buying, which it had started doing to stimulate the
economy. As the economy strengthens, tapering will begin. When? Nobody
knows for sure, but when it does, rates will rise--and possibly faster
than consumers will be able to anticipate.<br />
<br />
<b>If you or anyone you know has questions related to the shutdown's
impact on home loan rates, or hasn't yet refinanced their Adjustable
Rate Mortgage taking advantage of today's historic low fixed mortgage
rates, please call or email me today. I may be able to help and I'm
always happy to answer questions! </b></span></div>
Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-74175419555596111052013-07-27T11:55:00.000-07:002013-07-27T11:55:36.367-07:00How Credit Scores Are Calculated<br />
<div style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;">
<br /></div>
<br />
<table border="0" cellpadding="0" cellspacing="0" style="font-family: Tahoma; orphans: 2; widows: 2; width: 600px;"><tbody>
<tr><td colspan="1" rowspan="1"><div style="text-align: center;">
<br clear="none" /></div>
<div align="justify">
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" 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ECZB0us+/HZzlrubDQMjnRLbAGaeh9nXUC8nVbJ7aVOr4nsDgQ6oah7ys8WhrKYdDND7RBg+ihY7g7a7S5ze7cQe6l3iDnNDZIgB17idJ2VsKujaRBxzwRsB2fDG+Il+bxZYtF3eFv3RBA9Qnj2eoO9pjTPIC2aQJPNSKWHyNFKlnsGgmWunLaZJ6lPPoltIe1JdezNgNtIWWVSWrKZfFLGGis/lSnTFRmDo13PAOZ7X1Wg2AlrWmImdZlQuHfxNsZqlLu/xVmgWbIOUgBznWIHXktXhsXUYWVWOcwgBriWiDlkhxnbbpspHEX08ZVa2mwGq68gvALhc7RGUOOm+62U7qWNnv8lE6S9tjJV+2bKdVzKtJ4bAh9PxiYtLXARz1Mx1VwzjVAta7vMge2QKoNIwZFy7oB4gbZQblKfRpsxDaTqJMP8AG4nxCQfE1sEHxc9ZjQqt432eYXhlRxfTLzlBkHcCQLNMXidPJao3rSWpFTt4t7GioVHe00zrlc0jXmIsLvaRf8Q0Emybx+qLF8jWbg+rmkE2a7xfhDjqAF5v/KtWjfC1arXZywXEE3hoDjBNtBdN0u0XEaD4cG1wLZSwNPvAHuWyndU5cMolbtM9fZ2nDiM7bD2jlDrQ2dgWkFwm5gFvNS2Yug8OPswBEGSXTlc3Ibgh0N1N5C8opdvmtAbiMPVougXAztFnZTe5hzp03vK0GB7W4Or4WV2yTOWYdpbWDIbI9SdVCpaW1f1wT/X+o1KpT4bRu3YIZcweI/q8EHkdvimzhn65SRzAke9UtCuRYOnXQ2P90abhg6AnVTqXFagdrPlbRwke8wJGg9/Jrf6dtp7wbj9/1L4X1RepZJlLFvb7Lj5Kp4r2ewmJdmr0GF1zmZmpOk7k0yMx8wrenxVr/bAvESAdwNRBuc3+FKPdODbGTEhhmJJE+PKYsssezO0rV5tqr/Jv9y3xFvV/EiZun2EwDfFSa5lUEFrqhdXaCDMlmZub92UDG/R3icY95xHEGu07vw20vNPMAyLi3vWxrYIA2e2/sg+Ene2aJKaq4J7blpA8rforl252taP/ALoZfu0HgrWr6JYPMO1nCMZhKIwzqTDRBzmpQpv8QbMd6697zeY5r1X6OeD/AFfAUWkQ5ze8d/eqeL5ED0UZtcjQmDaNQR5GymUeNVG2MH0j5Lb/AMsp1oKnUi477lD7KlB6ovJo0Kl/mA/gHvP6IU/95tf4vsR8JU+Dyx0byQZ9HRIPkZv0jknKPDXgyWCYB9pu/roVIbhwC3QE+zJ2EgxsLS3/AKgYIFihWc2Kbidg2CRMCXN/TpZK5o6lrXP6nG7Ku9L7qb26fBIZQfcQANdBttqkMoN3DZHIazt5lcdWBjwkg2MmxH69eqSHsj2RttufTkuQz1KJLqdPLOWdwdtIO+iYrVX/AHHMAGsgn5dCfghgYI8Ai1omD0tpumMQ2nsB7t5hRyMhmm9zgSaYJ3gxczzmEqh3jZaKjRZ02OjhPvifcUjJTcTINzfmTdSG4NlrDc9AJuf3zT1iayGD4a2jSfU+za2Cc0EAQbl7idfJPNIc01HuBaGZi/Kabcumr4gWFzE5t05jcPTIhwBa2IDr3uZAO+q7xY0qrsmSu5rfYOdmUARdwILi6QQLCytTjJZYmmtkVuHxmGeQBWoMAEOhmIMASbvyZdN+Wyl1sQxrGw0GcxblvAMSR1IgqH3YZ7Ovy0Ut7yaTSZJzHkNb8lTOcXwiSTXI3h8cM5LnOg8zzFttRGqcD6tJ5AfcGQflB/e6h5AecienT81KNIPYL+Knp1YNvS6rU8PKJYydxmMxVV7QXuAJb4WGGnxNgX2n5pPGOHuwrwzJUdU3OcNaAQNDBzQSU5h6TyLA9SSB6+5SqvEahaGurlhaZDmCX3t7Ua7K+FZNYnyVuDzsJ4pwxv2b3969ssy5MhcCWkvMOjwy2J5or8Tp1KmYyHkyXOidIIdAjnpuE03iDcz2y6tU5G7iQLl7tGmT95cp8Azj7YDWQxlhEDwvOr99wOim5ZWOEEYtMquJ0BiXRRp95lsSLMaXN3cdYgWF72UJ/wBHlJwlxOY/hgNmbxY2vr5LcUWhoaAA0CGgAWsIgBR30cxd3mUtAJAm4i5IHOJtryUPEThHFPOCUoxzmRhKfZ3GUJOCrOLAdMzTfeQdR0F7rre3+Pw5Ar0WObOwcCYP94381dYuv3bz3TiORBMlrhMH3qP9YLrOAd5ifitdLtCovWslU6EJcErhv0r4Z8d4HUiI1BIkA38M81qcB2kw9cF1Kq13KD6R6SsO3sxha13syn+kx+SZ4j2AokF1KQ8CRBi401XUp3cJrJjnRaPVcPiiJyuBGmsjQAfvqpbMaRIFiZki2u/n6LwPCjilB+VrnHkHODxz3Kux9JWNwpAxVJpnQttPvJWtVk9slDpnsxrtcIIBIGrhrG5Ld/RFPCsJFj5tII9xuvOOG/S7hnwKksJ2IcNesQtThO0+HeJbUHz+SoqWdrV9cF/QmqlWHEjVxS/C/wDwOXVnP5ipf2o/zIUvAWn8CF31b3Mjh8eKtFrmiJaG+yHCQYdldYlsg6beYS67JJuAblkfhvpz0NxoWt6RmezvE65fkqsLKbhDS4NY1p1AAGsl4O+y1AY5hAcyRqL7aC8W1Fr+9DWHk8pWg6dTA5TrTIsSLuA3ETm6HmOYSyQddP3eITFenlILLER5cnTzEQPVPMAgPGhtF5Dt2nr81yLu30+ePB6ns2871aJvzL7ick77ettFExPy+CmuKgVn7nUf63XMZ2BGGpXJNw2SdvJT8LQAlztXkCObZ57JrBUC5sjRzvgE8KkvYfO3QckmNDOMq5nmb5beiZdUDT1P6yn6uGJMxZMEMFzc9PgqxiXskTrvCfoUs1IhxAIcDpFtx8k2KhHQfvdO0DZzTuP/AAkMZBpt0lx2vE/v8gp9DDPgEZW30i8efNRsFhGgGo+wbzsLb9E8cW+p/sRlaY+0PzY0+15mFOMWxsk4rEspTmPtaN1c7+6NT6KP3FSt7X2TDbKAO8I6u/4fkL9VyKNElz3DOdXOMu5W5eQCj1e1VIEwC7y0U0selF9O1q1fSmW2EwTKbYaABve5PMnUnqbpyI/8qjHa9n4XfBP0O0lFxv4fMJOEs7l0rGvBZcWaTAtpuY5tRkAHMKrTlLXbS77vkqnFcIa2nnp1KdS4cZdBAzBp8P3gDuncTU+sOguBp/dpssLiNRd3qnaeCo0WvFaQ6AMhBLiJzgDkCdyVZKWVss4OdKGl77MzWLbWxLwxtMONMEDu2DTmSBcclFq8NewjMP19VsqPDG5W1sPVbh3FsOzPkCdi5w9JRjMRSLaLq+SpGdpfSeDndBDdCAQOaaWpbsWWtkY2phiAkPxT/wAStKPDqtQVCxuYU5kbxsVV92ZHPyUW9L2ZLZoDVqEzf3JvGcM74DvGB4ixmI+YlWzNBISKQiQCtcab9SZnm/gyvEOyFOAB4eWYR/m1VJV7I1qZmm4wd2k26WXppYHCHXHJRn8NafZkdAr416tPrlFOuMtpI83/AJfxX9o//E5C3v8ACKnVdT8dU9kPRS9yqZhK9TvalVpBY0tp53ANDXS2bEAQbCPxLQ8G4g2pTAL8zmgT6tBkWEzErG4mriq7y1sVgx33o7uWE+FjZAyxa86Kb2erkVPtHA1HECGCQ1rBAbItC6sfY8vXpvRnquiNYK94iNr9SP0n0TlKvknwzIaHQdWk6xsQdD0SHYe4IO0878/L/unmnIzdIF7XIabeo99uqh7pmKjUlCWpchUfAFwQRII3Bv71Arcx7lIZ4QZsxxkT91xPLkd+t1GqAgkHn0XBuaDpT+Hwe1s7pXEE+q5LSgSKTY3iy7h6VxNjcfmuMfDWgH7o9+q7h80mfOfmsrNyImNxJcYm06D5qOwRci6eqtEknqmiJPSFWwEm/P3BP4V+V2YkAC59yZLjsE2GGpWZSOntO6tGg9SiCyx5wT6FE1/HUBFOfBTNpGznR5WCbfxR1Z76WHLW5AM9R5ytbPLn6JPaXHmnTDW2LuXIarIzcOGoIPPQyJW63hCUtU+DsWlhOpTdVPfobvhXAMO2KtbvMTP3iC1hd/SLE33IhV/GOytV4fiGURSp6hmYEwJk2JAUrsxx84kilVJfWguIcYptaDAytbE7c1O7ipXq5hUNbDA5KlNwNEM/rbMZgL8135UIShiKMFG8rWtVucuOc5+yPPwuFWvG+CmlUf3Qc6iDZ8W2n3Kqlchx0vDPcUq0asdUXlMmcP4nUouDmOIgzC9E4d2ip4yn9tdw30I5ry4FWnZ/GllYXs6xCrm9Kyjmdo2FOvTckvMbPiTMNWa6mxz8psWuECQRqRspHB+zlB1DJTLWva4kUrwL3ub3hNugiEvEYylh2QCX19g2TDTrJ5dNVhTlKeceX29vk8a4aVhFRxDh2IpuLpcxgmSNBeI6n3qBisRSFNrWNf3gJkkghzegGivsHxrFjKJaWvd7LgHCCIyjlcpjG9l30S4ltxcRBmToOSkmmsrf9iL2e5n8TUqNjM0tkWkRKims4HVXdXiVSsxlEsphjTAMRHmVC4xwttGpla8VBzb5KeZY5HszmHxmx1UgY5rTdVZbCbgqSqywQdGL5Lj+LjmhU2UoR3gu4iPY/Bvpuy0mtDSXZWiCA12rzprfwprh3ZSoBmbVIBtEZROugK0TGMdDnCTAvO2wSjStDHafd093Mr0ajh5PDyryX7iW0nUyC7XQ2tOg9LkeqTkMwJ0mZvH67eiebiJkO9nedZKQWTINyNOo394+ISkZs77CS8uB0kiJIkDYW+aYfhS/bxNtPPmnMu40PzH+hhLrOc5oEkQJECBabk7lVzpqrHRI22lzKjPWmdwzw7KCD0Kn1WnZQcNimkXs4a9eoUoYsG2p59FwKlN05aWe2o1o1oKceBl+FkSdAowqN2b71IxWIMWUBzllkXoXUxZFpj0TXAH5sRWJMkNZHldMVXJvA1xSxLSf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width="200" /></a><span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;">What makes a good credit score? What factors do credit reporting bureaus consider most when generating scores? Unless recent bankruptcies, collection accounts or outstanding tax payments are involved, the following criteria is generally accurate: <br clear="none" /><br clear="none" /><b><span style="color: #021262;">35% Payment History</span></b>– Recent delinquencies bring scores down more than those in the past. <br clear="none" /><br clear="none" /><b><span style="color: #021262;">30% Balance</span></b>– High balances over 75 percent of the available credit limit hurt credit scores. Small balances on multiple cards are more favorable than one maxed-out card. <br clear="none" /><br clear="none" /><b><span style="color: #021262;">15% Credit History</span></b>– 3 to 5 lines of credit, and a loan with a long history is best. <br clear="none" /><br clear="none" /><b><span style="color: #021262;">10% Type of Credit</span></b>– Furniture and appliances stores' "pay later" credit lines are less favorable and considered higher risk. <br clear="none" /><br clear="none" /><b><span style="color: #021262;">10% Number of Inquiries</span></b>– These cost 5 to 15 points off your credit score per inqury. Mortgage inquiries don't count as long as they are within 14 days of each other.</span></div>
</td></tr>
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</tbody></table>
Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-37940026902412388202013-05-10T11:30:00.002-07:002013-05-10T11:30:20.111-07:00USDA Eligible Properties Saved From 1st Quarter Cut Cities remain USDA Eligible until September 2013<br />
<div align="center">
<a href="http://external.ak.fbcdn.net/safe_image.php?d=AQA2drLEQEBPFjDG&w=720&h=586&url=http%3A%2F%2Fupload.wikimedia.org%2Fwikipedia%2Fcommons%2Fthumb%2Fc%2Fca%2FUSDA-RuralDevelopment-Logo.svg%2F720px-USDA-RuralDevelopment-Logo.svg.png" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="162" id="irc_mi" src="http://external.ak.fbcdn.net/safe_image.php?d=AQA2drLEQEBPFjDG&w=720&h=586&url=http%3A%2F%2Fupload.wikimedia.org%2Fwikipedia%2Fcommons%2Fthumb%2Fc%2Fca%2FUSDA-RuralDevelopment-Logo.svg%2F720px-USDA-RuralDevelopment-Logo.svg.png" style="margin-top: 0px;" width="200" /></a><span style="font-family: Arial, Helvetica, sans-serif; font-size: small;"> </span></div>
<div align="left">
<span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;">There's
good news for people living in areas that qualify for USDA loans. A
list of 923 communities that were set to be cut from the USDA's list of
Rural Development eligible areas will now remain eligible until later
this year, on September 30, 2013.<br />
<br />
<b><em>What does this mean? </em></b>There will be no changes to the
communities that are currently eligible for the USDA Section 502
Guaranteed Program. In other words, cities that were included in the
previously released "cut list" will continue to be eligible for USDA
financing until the new deadline.<br />
<br />
USDA Rural Development and its loan program were designed to help
improve the economy and quality of life throughout rural America. The
program continues to remain a wonderful option for qualifying
homebuyers, with zero down payment required.<br />
<br />
For a complete list of the Rural Development eligible communities and
for information about qualifying loan programs, consult this <a href="http://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do" target="_blank">link</a>. (http://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do)<br />
<br />
<b>If you or anyone you know is interested in a USDA Rural Development
guarantee loan, I would be glad to help and am always happy to answer
any questions you may have!</b></span></div>
Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-20759744191013184882013-03-19T10:41:00.002-07:002013-03-19T10:41:12.699-07:00FHA Makes Changes to Mortgage Insurance Premiums <h3 class="post-title entry-title" itemprop="name">
</h3>
<div class="post-header">
</div>
<div align="center">
<a href="http://theservicefirm.com.dev.webtivity.co/tsfblog/wp-content/uploads/2011/10/Profit-Loss-Risk.jpg" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="186" id="irc_mi" src="http://theservicefirm.com.dev.webtivity.co/tsfblog/wp-content/uploads/2011/10/Profit-Loss-Risk.jpg" style="margin-top: 0px;" width="200" /></a><span style="font-family: Arial, Helvetica, sans-serif; font-size: xx-small;"> What Does This Mean for Home Buyers?</span></div>
<div align="center">
</div>
<span style="font-family: Arial, Helvetica, sans-serif; font-size: xx-small;">FHA recently increased monthly mortgage insurance premiums on the most standard FHA loans. <br /><br />How will this impact home buyers? <br />
<b><i><br />
This will only slightly increase a home buyer's monthly payment.</i></b><br />
<br />
For example, on a $175,000 loan amount the payment will increase by about $15 per month, based on the new premiums.<br /><br />
Another change is the length of time the mortgage insurance will remain
in effect. This is inconsequential however, since rarely do borrowers
keep loans for the full life of the loan. <br /><br />
Even though monthly FHA payments will increase a bit, FHA still remains
the most flexible and affordable loan program for buyers with less than a
5% down payment.<br /><br />
<i><b>The good news is that home loan rates are still at historic lows
right now, and it's a great time to purchase a new home. If you have any
questions regarding these changes or would like to discuss how I can
help you or someone you know get qualified for a mortgage, please feel
free to call or email me. </b></i></span>Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com1tag:blogger.com,1999:blog-4775654551683025086.post-74311730948903262262013-02-04T11:56:00.002-08:002013-02-04T12:11:20.822-08:00Setting S.M.A.R.T. Goals<div class="separator" style="clear: both; text-align: center;">
</div>
<div class="separator" style="clear: both; text-align: center;">
</div>
<div class="separator" style="clear: both; text-align: center;">
<iframe allowfullscreen='allowfullscreen' webkitallowfullscreen='webkitallowfullscreen' mozallowfullscreen='mozallowfullscreen' width='320' height='266' src='https://www.youtube.com/embed/iO3LZLxTEOk?feature=player_embedded' frameborder='0'></iframe></div>
<br />
When you set goals, remember to make them S.M.A.R.T. Specific, Measurable, Attainable, Relevant and Time bound.Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-90363459883277354952013-01-06T10:39:00.001-08:002013-01-06T10:39:41.402-08:00First Time Home Buyer Grant<!--[if !mso]>
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<a href="http://www.addmorejuice.com/wp-content/uploads/2012/11/First-Time-Home-buyers1.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="213" id="il_fi" src="http://www.addmorejuice.com/wp-content/uploads/2012/11/First-Time-Home-buyers1.jpg" style="padding-bottom: 8px; padding-right: 8px; padding-top: 8px;" width="320" /></a></div>
<br />
<br />
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<br /></div>
There is a terrific grant available for first time home buyers. This grant will give a home buyer up to $5,000 to use towards down payment, closing and prepaid costs. There is no repayment required. Act fast as there is only $15,000,000 available.<br /><div class="MsoNormal">
<br /></div>
<ul style="margin-top: 0in;" type="circle">
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">First
time home buyer (cannot have owned a home in the past 3 years)</span><span style="mso-fareast-font-family: "Times New Roman";"> </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">No
income requirements</span><span style="mso-fareast-font-family: "Times New Roman";">
</span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="color: black; font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">Purchasing a single-family/one-unit, owner occupied, primary
residence. </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="color: black; font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">No lien or repayment required</span><span style="mso-fareast-font-family: "Times New Roman";"> </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="color: black; font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">No sales price limit</span><span style="mso-fareast-font-family: "Times New Roman";"> </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="color: black; font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">Funds can be used for closing costs, prepaids, and down
payment.</span><span style="mso-fareast-font-family: "Times New Roman";"> </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="color: black; font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">Grants for non-military homebuyers are $3,000. </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="color: black; font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">Grants for active military and veterans are $5,000. </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="color: black; font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">Neither grant can exceed 25% of the purchase price. </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
<li class="MsoNormal" style="mso-list: l0 level1 lfo1; tab-stops: list .5in;"><span style="color: black; font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";">These grant funds may be used with any loan type except 203K
loans and may combined with MSHDA’s Down Payment Assistance.</span><span style="mso-fareast-font-family: "Times New Roman";"> </span><span style="font-family: "Arial","sans-serif"; mso-fareast-font-family: "Times New Roman";"></span></li>
</ul>
Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-66427383255890769572012-12-17T14:55:00.001-08:002012-12-17T14:55:23.991-08:00Merry Christmas From the Family at Blue Water Home Loans<div class="separator" style="clear: both; text-align: center;">
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<br />Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-28412805426066212272012-10-05T13:46:00.003-07:002012-10-05T13:46:41.638-07:00Seller Contributions<!--[if gte mso 9]><xml>
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<a href="https://encrypted-tbn0.gstatic.com/images?q=tbn:ANd9GcTgMTWpC3jNeMhicQnK4sZ1EShzig7PyojzRoKTLpak3IVydjxH" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img alt="" border="0" class="rg_hi uh_hi" data-height="266" data-width="190" height="266" id="rg_hi" src="https://encrypted-tbn0.gstatic.com/images?q=tbn:ANd9GcTgMTWpC3jNeMhicQnK4sZ1EShzig7PyojzRoKTLpak3IVydjxH" style="height: 266px; width: 190px;" width="190" /></a>Depending on the seller’s eagerness to close the
transaction, the seller of a property will often become aggressive and offer to pay some or all of the closing costs, origination points and/or pre-paid items (interest, hazard insurance, tax escrows) associated with the purchase on the buyer’s behalf. This common strategy can be very beneficial to the buyer, particularly if the buyer is short on funds to close. It can also be the vehicle that effectively drives the interest rate down and provides the buyer with a more affordable monthly payment.<br style="mso-special-character: line-break;" />
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<u><b>Note:</b></u> </div>
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There are limitations on how much the seller is
permitted to<br />
contribute, depending on the loan-to-value ratio. The typical seller<br />
contribution is from 3% to 9% of the purchase price, based on the size of the down payment. Seller contributions may sometimes be isolated to non-recurring closing costs and/or origination or discount points only.<br />
The lender will not permit the seller to contribute funds back to the buyer<br />
after the close of the transaction to accommodate repairs to the property.<br />
Items such as roof leakage or new carpet cannot be covered by any<br />
seller contribution clause.</div>
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<![endif]-->Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-32652198447088624682012-09-30T05:03:00.002-07:002012-09-30T05:03:32.177-07:00Marriage and Mortgages FAQs<span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;"></span><br />
<span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;"><img align="right" height="158" hspace="8" src="http://www.allaboutnews.com/web/images/print/MRU_CredifafterMarriage.jpg" width="159" /><b> </b></span><br />
<span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;"><b>Q: Could one spouse's bad credit negatively affect the other? </b><br />
<b>A:</b> If a couple is applying for credit jointly, say for a loan
or credit card, then yes. One person's lower score can negatively impact
the interest rate the couple will be offered. This is because every
borrower has three credit scores, and lenders use the lowest "middle"
credit score of the two borrowers. We have seen many situations in the
past in which one borrower was dropped from the application – but only
if the lower score belongs to a non-working spouse. This can create a
serious issue, however, if the income is needed in order to qualify.<br />
<br />
<b>Q: Can one spouse's low score negatively affect the couple's chances of securing a mortgage? </b><br />
<b>A:</b> Yes, if one borrower has negative credit items, such as late
payments or a foreclosure, the worst of the two will be taken into
account when considering your mortgage application. With a foreclosure,
this could mean having to wait at least three years to be eligible for a
loan again.
<br />
<br />
<b>Q: Does the lender use both people as a measure of
creditworthiness, or is it possible to focus on the spouse with the
better score?</b><br />
<b>A:</b> In the past, this was possible, but now the lowest score of
the two (or however many) people on the application is used. For
example, if two couples buy investment property or a second home, the
lowest credit score of those four people will be used to determine the
rate (which includes loan-level price adjustments or "risk-based"
pricing). This could also include parents that are co-signing a loan for
one of their children.
</span>Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0tag:blogger.com,1999:blog-4775654551683025086.post-82767799927578811612012-09-07T07:41:00.003-07:002012-09-07T07:41:13.687-07:00USDA Fees Are Increasing On October 1, 2012!<div class="separator" style="clear: both; text-align: center;">
<a href="https://encrypted-tbn1.gstatic.com/images?q=tbn:ANd9GcSnUgZjRd-xd0-Lf-s8QjXqTtME-27crnTpZ7Hr_jIkPKPtm4oc" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img alt="" border="0" class="rg_hi uh_hi" data-height="177" data-width="284" height="124" id="rg_hi" src="https://encrypted-tbn1.gstatic.com/images?q=tbn:ANd9GcSnUgZjRd-xd0-Lf-s8QjXqTtME-27crnTpZ7Hr_jIkPKPtm4oc" style="height: 177px; width: 284px;" width="200" /></a></div>
<div align="center">
<span style="font-family: Arial, Helvetica, sans-serif; font-size: small;"><br /><b>Act Now Before Costs Go Up!</b></span></div>
<span style="font-family: Arial, Helvetica, sans-serif; font-size: x-small;">USDA
Rural Development and its loan program were designed to help improve the
economy and quality of life throughout rural America. The program
continues to remain a wonderful option for qualifying homebuyers, with
zero down payment required.<br />
<br />
But fee changes are coming!<br />
<br />
Beginning October 1, the USDA Annual Fee will increase for both
purchase and refinance transactions. In addition, the Up-Front Guarantee
Fee will increase for refinance transactions. <br />
<br />
If you want to find out what these fees increases could mean to you or
someone you know, give me a call today. Home loan rates are still at
historically low levels so if you or any of your friends, clients, or
colleagues are looking to purchase or refinance a home, this is the
perfect time to act...before it will cost even more to do so.<br />
</span>Lester Wilkins (NMLS #166527)http://www.blogger.com/profile/18393593386250843551noreply@blogger.com0