Tag: loans

THE LOAN PROCESS

Unclear about the Loan Process and all that it entails? Listed below are the Loan Process steps to help you understand what will take place.  If you’d like to download a PDF version to save, please click here: The Loan Process

JS Realty PreApproval BlockA pre-approval is a commitment by a lender to make a mortgage loan to a specified borrower, prior to the identification of a specific property. The pre-approval process starts with an interview and completion of a loan application, and ends with the lender issuing a pre-approval letter demonstrating that the applicant is a suitable buyer. The lender will typically require at minimum 2 years of W2 statements, 2 years of federal tax returns, 2 month’s of asset account statements, and a satisfactory credit report.

JS Realty Rate Lock BlockAt this step the lender issues a written agreement guaranteeing the borrower a specified interest rate, provided the loan closes within a set period of time. To lock a rate the applicant must have a ratified contract and an established settlement date.

JS Realty Disclosure BlockThis is when the lender offers the official Good Faith Estimate, Truth in Lending Form and loan disclosures. These documents need to be presented to the applicant within 3 days of lock and will need to be signed and returned to the lender. It is also common for the lender to request additional supporting documentation at this point.

JS Realty Appraisal BlockAn appraisal is a written analysis of the estimated value of a property prepared by a qualified appraiser. This process is performed to make sure that the property is of fair market value and supports the agreed upon purchase price.

JS Realty Processing and Underwriting BlockDuring the processing step the Loan Officer and his/her staff will gather and analyze all of the information to ensure that the applicant’s loan will meet the specific program guidelines. The Underwriter will then complete the final review of documents to verify that all appropriate disclosures and documentation is completed to support the issuance of final loan approval. It is common for the Underwriter to request additional explanations or documentation during this process.

JS Realty Closing BlockThe closing is a meeting in which the sale of a property is finalized with the buyer signing the mortgage documents and paying closing costs. Also called “settlement.” This is where the applicant receives their keys to their brand new home!

If you or someone you know is interested in purchasing a home or needing to refinance, please contact me!

JS Realty KHarris LenderKeith Harris
Senior Loan Officer
Intercoastal Mortgage Company
Direct: (703) 259-0788
Cell:    (703) 395-6601
NMLS ID # 838973

 

Credit and collateral are subject to approval. Terms and conditions apply. This is not a commitment to lend. Programs, rates terms and conditions are subject to change.  ICM NMLS# 56323 (www.NMLSconsumerAccess.org)

The JS Realty Team – not only serving Brambleton, serving all of Northern Virginia.

CONVENTIONAL VS FHA LOANS

An FHA loan is a mortgage loan that is insured by the Federal Housing Administration (FHA)

So why is an FHA loan a viable option to be considered?

Compared to conventional loans, an FHA loan offers some advantages for borrowers. Some of these advantages are due to recent changes in the rules for FHA loans, along with some changes in guidelines for conventional loans. Here are some things to consider when looking to purchase a primary residence or even if potentially refinancing a current FHA loan:

  • Allowable debt-to-income ratio: this is often higher on FHA loans than conventional loans
  • Waiting periods: If your credit has been impacted in recent years, FHA has the JS Realty Mortgage Loan Approvedfollowing waiting periods that are often much shorter than for conventional loans.

Bankruptcy (Chapter 13) = 1 year
Bankruptcy (Chapter 7) = 2 years
Foreclosure = 3 years [Conventional = 7 years]
Short Sale = 3 years [Conventional = 4 years]

  • Loan Limits: In the DC Metro Area, an FHA loan is limited to $625,500, with a 3.5% down payment. Conventional loans between $417,000 and $625,500 typically require a 10% down payment.

Recently, the FHA reduced the monthly mortgage insurance factors from 1.35% to .85%. This will mean lower monthly payments for purchases and provides current FHA loans to be refinanced with a lower mortgage insurance payment. For example, on a loan amount of $400,000, there is a monthly savings of $161 with the new monthly mortgage insurance payment. In addition, 100% of the down payment can come in the form of a gift from appropriate sources.

Every borrower has a unique need, as far as their loan is concerned. If you have any questions or would like more information, please contact our preferred Lender, Keith Harris at Intercoastal Mortgage Company.

JS Realty KHarris LenderKeith Harris
Senior Loan Officer
NMLS Registry # 838973
Office: 703.259.0788
Mobile: 703.395.6601
KeithH@icmtg.com

 

The JS Realty Team – not only serving Brambleton, serving all of Northern Virginia.

BUYERS GUIDE TO PURCHASING A HOME – Part 1 of 2

One of the most rewarding experiences is finding the perfect home at the right price for our home buyer. The JS Realty Team strives to find that perfect match. From the initial consultation to celebration/settlement day we guide our buyers through the entire process.

During the initial consultation, it is very important for us to find out as much asYoung married couple at desk in a business meeting JS Realty possible about what our buyer is looking for in a home. Every buyer has different needs and we want to tailor their search to those desires. Discussing the buyers comfort price, ideal location, school systems, and housing concerns (number of bedrooms/baths, garage, yard size, etc.) are just the beginning of what we cover during our initial consultation. After that, we follow a few key steps to getting our buyer into their new home:

1. Prequalifying with a Lender – We do this so our buyer will have a clear picture of what their home will cost. It’s important they know what a down payment, closing costs, and the mortgage payments will be in their desired price range.

2. Activate an Automatic Search – After being approved by the Lender, we will activate an automatic search that will send out all the homes that fit our buyer’s criteria. Anytime a new listing enters the market, our system will immediately email the home to our client. Using this feature allows us to stay on top of all new listings!

3. Listingbook Account – All buyers will receive an account Listingbook JS Realtythrough Listingbook which will allow them to search in real time, on their own, through the same MLS system that Realtors use.

4. Schedule Showings – Getting to preview the homes they have selected is an exciting prospect for the buyer. We will plan out a home tour and schedule showings, getting feedback from the buyer on the positives and negatives of the homes. This helps us refine the search and discover what they feel is most important in a home.

5. Offer Contract – Once the buyers finds the home, we will sit down and write the offer.  As we do this, we will explain the many facets of the contract and the contingencies that we build in to protect the buyer. We will include an approved prequalification letter from the Lender for the specific price of the offer being made, along with an earnest money deposit. This deposit is a check made out to Samson Properties will be deposited into an escrow account after the contract has been ratified. The money will wait there until settlement.

6. Submitting the Offer – Once we submit the contract and all appropriateDiscussing business activity JS Realty paperwork, the negotiating begins. This is where our experience of selling over $200 million in Real Estate transactions enables us to negotiate the best deal possible for our clients. If buyer and seller agree to all terms of the contract, we are ratified!

There’s still a way to go before calling the moving trucks! Read the 2nd half of our Buyer’s Guide, where we will walk you through the inspections, appraisal, and settlement.

 

REVIEWING AN OFFER TO PURCHASE YOUR HOME – Part 1 of 2

Great news – you’ve received an offer to purchase your home! …Now what?

In this 2-part series, we’ll walk you through everything to consider when reviewing an offer to purchase your home for a successful and smooth transaction.

Fully understanding all the points of the contract is imperative to negotiating the best possible result for our seller. The JS Realty Team strives to ensure our sellers have the best possible outcome in the many facets of the Real Estate transaction.

Now that you have an offer on your home, you and your agent need to do your due diligence on researching the offer. Whether you receive 1 offer or 5 – the Hands reviewing real estate property documents.contracts need to be carefully reviewed to ensure you know exactly what the potential buyer is proposing. Only after you have reviewed and researched all offers will you be able to proceed to choose the contract that works best for you.

At JS Realty we like to list all the negotiating points of the contract(s):

  • Sales price
  • Seller subsidy
  • Down Payment
  • Loan type
  • Earnest Money deposit
  • Settlement date
  • Title Company
  • Inspections – Termite, Home, Radon, Well and Septic
  • Home Warranty
  • Contingencies – Appraisal, Financing, HOA or Condo
  • Post settlement occupancy

First we will call the buyer’s lender and confirm that the lender has verified the buyer’s credit scores, income, debt to loan ratio, and money needed for down payment and closing costs. You do not want to ratify a contract and take your home out of “active” status, only to find out the buyer does not qualify for the loan.

Next we ask the following key questions about the offer and where the money is coming from:

  • How much did the buyer offer?
  • Are they asking for closing cost assistance?
  • What type of loan (conventional, FHA, VA or other) program?
  • Does the buyer’s down payment match up to the type of loan?
  • How much money did the buyer commit to an escrow account at the time of writing the offer? Note: We like to see a minimum of 1% of the sales price.

After you’ve answered the finance questions, it’s time to talk settlement dates! Make sure (as the seller) the date the buyer has chosen will work for you. Do you have enough time to schedule your move? Does the timing fit your moving plans? Do you need a rent back?  This is when you negotiate the timing of the transaction. Once you ratify the contract, you lose your leverage to negotiate different terms.

Now we will carefully review the conveyance section of the contract, making sure only the items that are supposed to convey are checked.  For example, if you do not want to convey your new front loading washer/dryer, now is the time to make sure the buyer did not ask for it!

Check back next week for Part 2 – Inspections, Warranties, Contingencies & Post Settlement Occupancy.

The JS Realty Team – not only serving Brambleton, serving all of Northern Virginia.