Last week Carrie Cowan & I went to a HUD class presented by Vanessa Wilde. It was VERY information. Here is some of the information we learned. - Jodi
- HUD properties are FHA Foreclosures. Once the private mortgage insurance pays off the loan & they become the property of the government.
- HUD now has three asset management companies: Pemco, Matt Martin & HomeTelo.
- You can find all active HUD Listings at: www.hudhomestore.com. This site will have the most up-do-date status. If it's not on here, it probably has a contract. Check here first!
- All agents must register with HUD & HUDHomestore.com
- Properties are listed daily! (even on the weekends)
- Make sure you check the top of the listing for eligible bidders and bid submission deadline.
- If your buyer is getting FHA financing, the property must be E (insured escrow) and buyer must have escrow money for repairs (determined by HUD) which can be factored into the loan (FHA 203B long w/ repairs in escrow)
- The repairs escrow is held by the bank/lender until repairs are made. It's a case by case decision on how funds are released.
-If the property needs over $5k in repairs, it is NOT insurable
-FHA appraisals have typically already been done on the property and are usually online.
- All HUD properties close at Northwest Title Co. (816.792.3335)
- There are potentially 5 different HUD keys (vs the one universal key we all use to use). You MUST call co-op to schedule an appointment. Many HUD homes now have lock boxes on the property. Also, please sign the login form inside each home.
- Commission is now 3% for the buyers agent with a minimum flat commission of $1250.
- There may be multiple back-up contracts on a property and you are now unable to see other bids on a property
- Earnest money depends on the asset management company. HomeTelo & Pemco are $500 (up to $50k) and $1000 (over $50k). Matt Martin varies per property.
- HomeTelo typically has a 20 day cash closing, HOWEVER, it doesn't always close on time therefor you MUST file an extension (which includes a fee). Prepare your buyers for that!
- Typical financed closings are 45 days.
- If an offer is CANCELLED, it means the offer was reviewed but NOT accepted.
- If you are given a "bottom dollar" amount, make sure to add in your commission and any other costs!
- HUD listings are already designated selling agents, however, they will not sign the Agency Amendment
- you MUST have approval from the asset manager to do inspections (and get utilities turned on)
- only Active/Live termites will be treated
- HUD will correct lead based paint issues if it is under $4k.
- ALWAYS print the contract when you submit a bid online! There are certain areas that will be auto-populated and others you will need to write in.
- MUST include: Husband & Wife, Single Person, etc for contract to be accepted
- Earnest money to be held by: HUD Designated Closing Agent (#3 & #9)
- If buyer is paying cash OR getting conventional financing, make sure to check last box on #4
- Make sure #12 is initialed by buyer
Showing posts with label foreclosure. Show all posts
Showing posts with label foreclosure. Show all posts
Tuesday, March 1, 2011
Wednesday, October 27, 2010
Bankruptcy, Foreclosure & Short Sale Timelines
I've posted articles from The Mortgage Experts in Denver, Colorado before. I think they have a great way of answering common mortgage & lending questions in an easy to understand manor. Below is an article they posted on Bankruptcy, Foreclosure & Short Sales.
Bankruptcy, Foreclosure, and Short Sale Timelines
by Chris and Debbie Thomas
Here are the current waiting periods before someone who has had a bankruptcy, foreclosure, or a short sale can qualify for a mortgage:
Chapter 7 Bankruptcies:
Conventional (non-government) loans:
-- 4 years from the discharge date
FHA loans:
-- 2 years from the discharge date
VA loans:
-- 2 years from the discharge date
Chapter 13 Bankruptcies:
Conventional loans:
-- 2 years from the discharge date or 4 years from the dismissal date
FHA loans:
-- 1 year of the payout period must elapse
VA loans:
-- 1 year of the payout period must elapse
Foreclosures:
Conventional loans:
-- 5 years from the completion date with 10% down and a 680 credit score
-- 7 years from the completion date with 3% or 5% down
FHA loans:
-- 3 years from the completion date
VA loans:
-- 2 years from the completion date
Short Sales:
Conventional loans:
-- 2 years with 20% down
-- 4 years with 10% down
-- 7 years with 3% or 5% down
FHA loans:
-- No waiting period if all mortgage payments and all other installment debt payments were made on time for the 12 months prior to the short sale
-- The short sale payoff must serve as payment in full. No outstanding deficiency can exist after the short sale.
-- The new purchase cannot be for a property of equal or greater value than the property sold in the short sale if the new property is within a "reasonable commuting distance" of the short sale property.
-- If the borrower is in default on their mortgage at the time of the short sale, the waiting period is 3 years.
VA loans:
-- VA does not have a specific policy regarding short sales.
In addition, each lender is allowed to impose their own, more restrictive guidelines on top of these guidelines. Always check with the individual lenders to find out what their guidelines are. Some lenders follow the guidelines above, and some have much stricter guidelines.
What impact does this have on the real estate industry?
These guidelines (and all guidelines) are not put in place to prevent people from owning houses. Rather, they are intended to keep people in houses.
The short-term effect of strict underwriting guidelines is never good for the industry because fewer people will be able to qualify for a mortgage. However, the long-term effect of strict underwriting guidelines is very good for the industry. Fewer properties will go into foreclosure, helping to preserve values. If values are maintained or go up, more people will want to buy a house.
It is important to understand the guidelines so you can advise your clients correctly. For instance, no one should ever tell a client to stop paying their mortgage so they can qualify for a short sale.
The FHA and VA rules for bankruptcies, foreclosures, and short sales are actually quite lenient when compared to conventional underwriting guidelines.
Bankruptcy, Foreclosure, and Short Sale Timelines
by Chris and Debbie Thomas
Here are the current waiting periods before someone who has had a bankruptcy, foreclosure, or a short sale can qualify for a mortgage:
Chapter 7 Bankruptcies:
Conventional (non-government) loans:
-- 4 years from the discharge date
FHA loans:
-- 2 years from the discharge date
VA loans:
-- 2 years from the discharge date
Chapter 13 Bankruptcies:
Conventional loans:
-- 2 years from the discharge date or 4 years from the dismissal date
FHA loans:
-- 1 year of the payout period must elapse
VA loans:
-- 1 year of the payout period must elapse
Foreclosures:
Conventional loans:
-- 5 years from the completion date with 10% down and a 680 credit score
-- 7 years from the completion date with 3% or 5% down
FHA loans:
-- 3 years from the completion date
VA loans:
-- 2 years from the completion date
Short Sales:
Conventional loans:
-- 2 years with 20% down
-- 4 years with 10% down
-- 7 years with 3% or 5% down
FHA loans:
-- No waiting period if all mortgage payments and all other installment debt payments were made on time for the 12 months prior to the short sale
-- The short sale payoff must serve as payment in full. No outstanding deficiency can exist after the short sale.
-- The new purchase cannot be for a property of equal or greater value than the property sold in the short sale if the new property is within a "reasonable commuting distance" of the short sale property.
-- If the borrower is in default on their mortgage at the time of the short sale, the waiting period is 3 years.
VA loans:
-- VA does not have a specific policy regarding short sales.
In addition, each lender is allowed to impose their own, more restrictive guidelines on top of these guidelines. Always check with the individual lenders to find out what their guidelines are. Some lenders follow the guidelines above, and some have much stricter guidelines.
What impact does this have on the real estate industry?
These guidelines (and all guidelines) are not put in place to prevent people from owning houses. Rather, they are intended to keep people in houses.
The short-term effect of strict underwriting guidelines is never good for the industry because fewer people will be able to qualify for a mortgage. However, the long-term effect of strict underwriting guidelines is very good for the industry. Fewer properties will go into foreclosure, helping to preserve values. If values are maintained or go up, more people will want to buy a house.
It is important to understand the guidelines so you can advise your clients correctly. For instance, no one should ever tell a client to stop paying their mortgage so they can qualify for a short sale.
The FHA and VA rules for bankruptcies, foreclosures, and short sales are actually quite lenient when compared to conventional underwriting guidelines.
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