Residential Solutions

With over 20 years of experience, we provide many services to assist you in your residential property financing needs.

Financing a home can be a confusing and intimidating adventure. Unfortunately, too many people embark on this task without the correct information and preparation. In this case, such people often find that even when they make it through the process of securing a loan, they made mistakes along the way and end up a bad position. However, with a small amount of effort put forth on the front end, you can enter the home financing process confident that you will get just what you need. Here are a few Tips for Successful Financing.

Be Prepared for the Journey
Whether you're trying to secure a purchase or a refinance real estate loan, you must follow a rather strict timeline. Depending on your level of preparedness, the process can be either smooth or rough. Before proceeding through the home loan process, start by taking the time to understand the system and make educated decisions.

Get Pre-approved
A loan prequalification or pre-approval is vital to the loan process, since it allows you to obtain an estimate of your borrowing power. We highly suggest that you not skip this fast, easy, free step. With a written pre-approval (including a certificate guaranteeing you a mortgage to a specified amount), you won't waste time looking at homes you can't afford. Rather, you can focus your time and energy shopping for YOUR ideal home.

Know Your Finances
Determine how much you can afford to spend. While you may qualify for one amount, it might be too high for your actual budget. Set a monthly dollar amount that you feel comfortable committing to. Don't forget to figure in additional costs, such as insurance and taxes, interest, and principle.

Check your Credit Report
While any lender can quickly run your credit report, you should acquire a copy first. Then, you'll know exactly what is on the report and can address any dubious or inaccurate items. Be sure to clear up any financial problems that you can.

Shop Around
Look for the best loan costs, considering topics, such as:

Appraisal costs
Broker fees
Credit report fees
Interest rates
Loan term application fees
Prepayment penalties

Apply for a Loan
Gather all the documents required to verify your loan application:

Job tenure
Employment stability
Income
Assets
Liabilities.

Additionally, be prepared to supply your lender with financial documents, such as paycheck stubs, bank account statements, and tax returns. Check with your lender or broker for more information.

Secure Your Rate
Interest rates change daily. Locking your rate in writing guarantees you a certain rate and terms for a specified period of time. Lock in as many costs as you can. Push for setting the lock at the time of application, not at approval.

Close the Loan Process!
Depending on local loan process requirements, this step can be performed in person or by using a 3rd party escrow service. If everything proceeds smoothly and according to your established agreement, you'll sign many papers, exchange much money, and walking away a new home owner!

Choosing a Loan Program

There isn't a single or simple answer to this question. The right type of mortgage for you depends on many different factors:

For example, a 15-year fixed rate mortgage can save you many thousands of dollars in interest payments over the life of the loan, but your monthly payments will be higher. An adjustable rate mortgage may get you started with a lower monthly payment than a fixed rate mortgage, but your payments could get higher when the interest rate changes.

The best way to find the "right" answer is to discuss your finances, your plans and financial prospects, and your preferences frankly with a mortgage professional. FHA Loans

Programs that help low and moderate income families become homeowners by lowering some of the costs of their mortgage loans.

FHA Mortgage Insurance Costs

An FHA loan the borrower will be charged a mortgage insurance premium equal to 1.50% of the purchase price of the property and a renewal premium of .500% in subsequent years.

FHA Escrow Refunds
If you have ever paid off a home loan backed by FHA, you may have money owed to you.

Down Payment Gifts for FHA Loans
FHA allows 100% of the down payment to be a gift from friends, family or other sources.

FHA Mortgage Closing Costs
Closing costs can also be financed to reduce the up front cost of buying a home.

FHA Streamline Refinance Loan
A program that reduces the amount of documentation and underwriting that needs to be performed by the mortgage company.

FHA Single Family Rehab Mortgage - Section 203(k)
A single family home rehabilitation program that enables you to finance both the purchase or refinance of a house and/or the cost of its rehabilitation through a single mortgage.

FHA Single Family Mortgage Insurance for Outlying Areas - Section 203(i)
A single family mortgage program that provides mortgage insurance for a person to purchase a principal residence in a rural area.

FHA Adjustable Rate Mortgage
A single family adjustable rate mortgage that provide mortgage insurance for a person to purchase or refinance a principal residence at a lower initial interest rate.

FHA Property Improvement Loan Insurance - Title I
A program that makes it easier for consumers to obtain affordable home improvement loans by insuring loans made by private lenders to improve properties that meet certain requirements.

FHA Energy Efficient Mortgage
A program that provides mortgage insurance for the purchase or refinance of a principal residence that incorporates the cost of energy efficient improvements into the loan.

Certificate of Eligibility
A veteran who doesn't have a certificate can obtain one easily by completing VA Form 26-1880.

The most common type of mortgage program where your monthly payments for interest and principal never change. Property taxes and homeowners insurance may increase, but generally your monthly payments will be very stable.

Eligibility Questions
Answers to commonly asked questions about VA loan eligibility.

Financing Benefits
More than 29 million veterans and service personnel are eligible for VA financing. Even though many veterans have already used their loan benefits, it may be possible for them to buy homes again with VA financing using remaining or restored loan entitlement.

VA Loan Purposes
To buy a home, build a home, simultaneously purchase and improve a home, etc...

Obtaining a VA Loan
The CRV (certificate of reasonable value) is based on an appraiser's estimate of the value of the property to be purchased.

VA Loan Costs
A basic funding fee of 2.0 percent must be paid to VA by all but certain exempt veterans. A down payment of 5 percent or more will reduce the fee to 1.5 percent and a 10 percent down payment will reduce it to 1.25 percent.

Restoration of Entitlement
Veterans who had a VA loan before may still have "remaining entitlement" to use for another VA loan.

VA Office Locations
VA has provided toll free numbers for the convenience of veterans and dependents.

Home Equity Credit Line of Credit (HELOC)
If you need to borrow money, home equity lines may be one useful source of credit. Initially at least, they may provide you with large amounts of cash at relatively low interest rates and they may provide you with certain tax advantages unavailable with other kinds of loans.

Length of Your Second Mortgage
Some second mortgage loans may extend for as long as 15 or 20 years; others may require repayment in one year.

Second Mortgage Payment Calculations
Be sure you understand how much your monthly payments will be and what they cover.

Second Mortgage Costs
Residential Finance Corp will charge a fee for lending you money. The fee is usually a percentage of the loan and is sometimes referred to as "points."

Second Mortgage Rates
If you have a fixed rate loan, the interest rate is set for the life of the loan. However, many companies offer variable rate mortgages, also known as adjustable rate mortgages or ARMs.

During the early amortization period, a large percentage of the monthly payment is used for paying the interest. As the loan is paid down, more of the monthly payment is applied to principal. A typical 30 year fixed rate mortgage takes 22.5 years of level payments to pay half of the original loan amount.

Fixed rate mortgages are available for 30 years, 20 years, 15 years and even 10 years. There are also "biweekly" mortgages, which shorten the loan by calling for half the monthly payment every two weeks. (Since there are 52 weeks in a year, you make 26 payments, or 13 "months" worth, every year.)

Fixed rate fully amortizing loans have two distinct features. First, the interest rate remains fixed for the life of the loan. Secondly, the payments remain level for the life of the loan and are structured to repay the loan at the end of the loan term. The most common fixed rate loans are 15 year and 30 year mortgages.

These loans generally begin with an interest rate that is 2-3 percent below a comparable fixed rate mortgage, and could allow you to buy a more expensive home.

However, the interest rate changes at specified intervals (for example, every year) depending on changing market conditions; if interest rates go up, your monthly mortgage payment will go up, too. However, if rates go down, your mortgage payment will drop also.

There are also mortgages that combine aspects of fixed and adjustable rate mortgages - starting at a low fixed rate for seven to ten years, for example, then adjusting to market conditions. Ask your mortgage professional about these and other special kinds of mortgages that fit your specific financial situation.

A few options are available to fit your individual needs and your risk tolerance with the various market instruments.

ARMs with different indexes are available for both purchases and refinances. Choosing an ARM with an index that reacts quickly lets you take full advantage of falling interest rates. An index that lags behind the market lets you take advantage of lower rates after market rates have started to adjust upward.

The interest rate and monthly payment can change based on adjustments to the index rate.

6-Month Certificate of Deposit (CD) ARM
This program has a maximum interest rate adjustment of 1% every six months. The 6-month Certificate of Deposit (CD) index is generally considered to react quickly to changes in the market.

1-Year Treasury Spot ARM
This program has a maximum interest rate adjustment of 2% every 12 months. The 1-Year Treasury Spot index generally reacts more slowly than the CD index, but more quickly than the Treasury Average index.

6-Month Treasury Average ARM
This program has a maximum interest rate adjustment of 1% every six months. The Treasury Average index generally reacts more slowly in fluctuating markets so adjustments in the ARM interest rate will lag behind some other market indicators.

12-Month Treasury Average ARM
This program has a maximum interest rate adjustment of 2% every 12 months. The Treasury Average Index generally reacts more slowly in fluctuating markets so adjustments in the ARM interest rate will lag behind some other market indicators.

Eligibility Requirements
Veterans who served on active duty and were discharged under conditions other than dishonorable, during World War II and later periods are eligible for VA loan benefits.

Creative Realty and Financing, LLCLess Stress. Less Worries.Donna AllisonAcquisition Manager

Choosing a Loan Program

Creative Realty and Financing, LLC
Less Stress. Less Worries.

Donna Allison
Acquisition Manager