Archive for November, 2009
Mortgage Relief Reaches 1 in 5
WASHINGTON – After a slow start, the Obama administration’s mortgage relief program has reached one in five eligible homeowners, a government report says.
As of the end of October, more than 650,000 borrowers, or 20 percent of those eligible, have signed up for trials lasting up to five months, the Treasury Department said Tuesday. The modifications reduce monthly payments to more affordable levels.
Launched with great fanfare in March, the plan got off to a weak start, but now nearly 920,000 loan modification offers have been sent to more than 3.2 million eligible homeowners. That works out to 29 percent, up from 15 percent at the end of July.
Add comment November 10, 2009
Are Permanent Home Swaps Solutions to Buy and Sell?
The newest trend to buying and selling with benefits – Permanent Home Swap. You want or need to sell your home, but buyers won’t pay what it is worth or perhaps you have a new job and you need to move, you ask your realtor to search for someone willing to swap for a comparable home. The buyer may be in another state; could be in a nearby city but it all comes down to value preservation. You get another home of the same quality and value.
It’s not a bad idea. There are no complicated closing periods to pilot, with any possible additional expenses of finding and moving into a provisional place between the sale of your place and the closing date of your new place.
You don’t have to worry about double mortgages if you end up owning both homes simultaneously (another closing date risk).
You never get stuck owning two places if you cannot sell yours at all after buying your new place.
Real Estate Agents have been working with desperate home owners to try and sell their homes all-the-while the home sits on the market. Of course there are different stories for every state, city and county however there haven’t been any horror stories as of yet with Permanent Home Swapping.
And the best thing is, if you’re willing to move out of state you could possibly get more value than you bargained for. Then again, that could work on the negative side against you; you could get less home than you’re used to.
Work with a good realtor who can help make this process easy and quicker for you with less headaches.
Add comment November 9, 2009
FNMA’s new “deed for lease” program
WASHINGTON – Thousands of borrowers on the verge of foreclosure will soon have the option of renting their homes from Fannie Mae, under a policy announced Thursday.
The government-controlled company, through its new “Deed for Lease” program, will allow borrowers to transfer ownership to Fannie Mae and sign a one-year lease, with month-to-month extensions after that.
Add comment November 5, 2009
Congress considers increasing FHA down payment
Congress is considering a proposal to make FHA down payment 5% instead of 3%.
Read more:
Add comment November 5, 2009
Should you disclose to the lender on short sale flips?
Short sale flips – the process of shorting a property then reselling it for a cash profit in a simultaneous closing has been taking heat lately from title companies and real estate brokers. Realtor blogs are filled with drivel about how these transactions are illegal or unethical. What’s the real truth?
The Basic Process
The process of the short sale flip works as follows.
Step 1: Investor signs a contract to buy a house from a seller who is behind in payments.
Step 2: Investor contacts seller’s lender to negotiate short sale
Step 3: Investor gets lender to approve short sale
Step 4: Investor lines up backend buyer
Step 5: Investor closes with seller, paying off lender, then resells to backend buyer in simultaneous closing for a profit.
In essence, this is no different than a regular wholesale flip except instead of paying off seller’s lender in full, investor pays off seller’s lender at a discount.
The Hoopla
Some Realtors and title companies think there should be full disclosure to the lender and seller about the resale of the property, otherwise the bank and seller are being “defrauded”. In order to be defrauded, someone must be owed a legal duty of disclosure.
As far as disclosure to the seller, I see no issue because the seller is not getting any money out of the deal either way. His lender will not agree to a short sale while the seller walks away with money. So any profit made by the investor is fair game. As far as disclosing to the lender that you plan on reselling the property for a profit, of course you are going to do that. That’s what investors do – they make a profit. If you planned on keeping the property as a killer rental instead of flipping it, there would be no issue. If you fixed the property up and sold it 3 months later, there would be no issue. For some reason everyone gets upset because you are flipping it an hour later for a profit. In order words, what exactly triggers a duty to disclose to the lender that you intend to make a profit?
Disclosure
Chances are this will end up in court someday and a jury will have to be convinced that failing to tell people you are reselling your property for a profit is somehow a fraud upon the lender or the seller. Nobody wants to be the test case, so I think that to be on the safe side, your contract with the seller should clearly disclose that you intend to resell the property for a profit.
“Buyer may resell the property in a simultaneous closing for a higher price and make a profit.”
This covers the seller, but what about the lender? Well, the lender gets a copy of the contract in the short sale package the investor submits to the lender. This puts the bank on notice (We all know that the package is 100 pages long and the bank’s loss mitigator is probably not going to read the contract in detail, but who’s fault is that?). Should you further disclose in your cover letter to the lender that you have a buyer lined up to resell the property to at a higher price? Maybe. Maybe not.
Add comment November 3, 2009
