Buying a home AFTER Bankruptcy….

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Declaring Chapter 7 or Chapter 13 bankruptcy is often devastating and can turn your home buying plans upside down. Most home loan applicants think that if they have had a Bankruptcy in the past that they can never buy a home in the future and this is simply not the case. In fact, more people have prior Bankruptcies than what you might think. Filing for a Bankruptcy may be a low point in your life, but with proper preparation, patience and financial planning, you might be able to purchase a home sooner than expected. If you have had a Bankruptcy and want to purchase a home, here are the steps you need to take to get yourself in a position to purchase.

Discharge and Organize:
First things first: The bankruptcy must be discharged. If you are still in the process, it will be difficult to get a mortgage lender will speak to you.

Once your bankruptcy is discharged, organize and scrutinize your credit report. If there are debts that have been paid back but still appear on your report, contact the credit agency and have them corrected. While you’re at it, check for other mistakes on your credit report. You are entitled to one free credit report from each of the big three credit rating agencies each year—Equifax, Experian and TransUnion. If there is an error, dispute it online via the particular credit agency’s website.

Use Secured Credit Cards:
The fastest way to start rebuilding your credit score after a bankruptcy is to prove to creditors and other lenders that you can be trusted to pay back the money you owe them. You can do this by opening the right kinds of credit and managing it well.

A great place to start rebuilding your credit is by obtaining a secured credit card. A secured credit card gives you credit limited to the amount you have on deposit with the issuing bank. So, if you have $20 to $500 to place in an account with the issuing bank, then the bank will limit your credit each month to the amount of that deposit.

More Tips to Remember While Building Credit…..
Use only a small portion of your credit.
Don’t max out your credit cards and don’t apply for too much credit at one time.
Move slowly and build up your credit with on-time or even early payments.
At the end of every month, pay enough on your credit card to drop the balance down to $10.

-Pay all your bills on time and save money.
-Stay at the same job for a good length of time.
-Remove any outstanding tax liens.

Wait at Least Two Years:
Here’s where you will need patience: You should wait at least 24 months after your bankruptcy is discharged to apply for a mortgage. You may be able to get a mortgage sooner but the terms, like interest rates, won’t be as attractive as they would be if you waited two years. Since you might be paying that mortgage interest for up to 30 years, you will save money if you wait long enough after the discharge to get a good interest rate.

Finally Applying For a Mortgage:
After the two-year period, make sure you are fully prepared to apply for a loan. Your lender will want you to meet certain criteria before agreeing to lend you money: A good debt-to-income ratio, stability and time on the job. Money in the bank and no bounced checks help tremendously, of course. Any retirement plans or 401(k) assets makes your credit look good as well.

If you are seeking a home loan in the State of Georgia and would like to talk to a Loan officer about your particular situation, please call us at 770-924-1111

Your Monthly Mortgage Payment

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When you own a home, the responsibility goes deeper than just making monthly principal + interest payments to the bank. Real estate taxes and homeowners insurance are due, too.

Principal and interest payments are typically due monthly to your lender; real estate taxes are due to your local taxing authority; and homeowners insurance is due to your insurer.

Depending on how you manage these four parts, you may get a lower rate.

What Is PITI?
When a mortgage lender is trying to determine your ability to repay, one area at which it looks is your total monthly housing payment.

Your total monthly housing is calculated as follows:
•Your monthly mortgage principal payment
•Your monthly mortgage interest payment
•Your annual real estate tax bill, pro-rated to a monthly figure
•Your annual homeowners insurance bill, pro-rated to a monthly figure

Collectively, these elements — principal, interest, taxes, insurance — are known as PITI.
PITI can vary from day-to-day, and from home-to-home. This is because mortgage rates change daily, which change a home’s principal + interest payment, and because every home’s tax bill and insurance bill are different.

Many mortgage programs such as the FHA Streamline Refinance and various VA home loans require monthly pro-rated tax and insurance bills to be included within the monthly mortgage payment, a loan trait known as “escrowing” taxes and insurance.

Find Your Monthly Escrow Payment
Escrows are a part of your mortgage payment and you’ll want to know your obligation. It’s best to use a calculator because, although the math is simple, you want to make sure you get it right.

First, find your home’s real estate tax bill(s), noting that in some areas, you may receive statements from multiple different taxing authorities. Find the sum of these statements and add to it your annual hazard insurance premium.

If you are a home buyer and don’t know what your hazard insurance premium will be, estimate 1% of the purchase price. This will yield an estimate which is likely larger than your actual premium, but when building a budget, it’s often better to estimate on the high-side.
Next, divide your sum by the 12 months in a year.

These monies are paid along with the mortgage payment’s principal + interest portion.

Call your favorite Go To Guys for any questions regarding your payment or escrow! 770.924.1111

203k/Rehab Loans….

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At Mortgage Solutions of Georgia, we understand that just because a home needs some repairs or remodeling, doesn’t mean it’s not the right home for you. With that in mind, we have worked hard over the years to become well versed in the FHA 203K rehabilitation home loan program. This is a federally insured loan program that allows a client to purchase a home that requires repairs or remodeling or refinancing a home they already own to complete repairs as well.

The 203K loan allows a client the ability to purchase and have escrows funds for repairs in one loan instead of being required to finance them separately. There are certain guidelines and restriction in place that make it advantageous to work with a mortgage company that has the experience to help you avoid mistakes that can cause delays or even a denial on this type of loan.

Basically, a home improvement loan, the 203K program is HUD’s program to help home owners revitalize properties that may be distressed or in need of repair. There are two basic options available through this program, a “full” 203K loan or the streamline version. The “full” 203K loan requires the involvement of not only a licensed general contractor, but also a certified 203K consultant.

These loans are required if repair costs are over $35,000 or if the repairs to the home are considered structural. The streamline version of this loan does not require the consultant, but does normally limit total repair costs to $35,000. Not offered by all lenders, the 203K program has become very popular due to the heavy amount of foreclosed properties available in today’s housing market. Many times these homes are not left in ideal shape or have been sitting vacant for a prolong period of time. Most other loan types will require a property to meet certain standards of condition prior to closing of the loan.

The 203K loan offers clients the ability to close prior to the repairs being completed and have those repair costs set aside in an escrow account to be dispersed to the general contractor completing the repairs once they are finished. 203K loans are restricted to primary residences only.

Benefits of Using a 203K Loan to Purchase a Home
-Purchase a home in need of repairs and close prior to repairs being completed
-Have the repair costs included in loan at low rates
-Have ability to put down 3.5% down payment using FHA insurance
-Seller is able to pay 6% in closing costs
-Up to 90 days allowed to complete repairs
-10% contingency built into escrow amount for unforeseen additional repair costs
-Ability to qualify with less than perfect credit due to FHA insurance backing.

Benefits to refinancing with a 203K loan
-Use the 203K loan for repairs or for updates
-Work with the general contractor you choose
-Structure the loan based on the appraised value after repairs complete
-Refinance up to 97.75% LTV
-Have the repair costs included in the loan at low rates
-Qualify with less than perfect credit

A 203K loan can obviously be a great tool to use when looking to buy a home that may not be in perfect condition. This loan requires a knowledgeable loan officer that can take a client from start to finish in a timely manner.

Contact us today to get started on your rehabilitation loan today. Mortgage Solutions of Georgia, your 203K loan experts! 770.924.1111