More People Refinance to 15 Year Mortgage

With mortgage interest rates being in the low 4′s for a 30 year rate, more people are considering refinancing.  A larger than expected number of those folks are asking for 15 year mortgage. This week, the rates offered by lenders on 15-year fixed-rate loans averaged 3.82 percent, Freddie Mac reported.

Why is that?  Well the customers we talk to tell us that they are not getting much of a return on their other investments… and they don’t see Social Security payments as a way to make their mortgage payments!

Baby boomers nearing retirement, who may recall 13 and 14 percent mortgage rates when inflation peaked in the early 1980s, are especially drawn to the 15-year loans!

According to Freddie Mac, 22 percent of homeowners who refinanced their mortgages in the second quarter lowered their principal balance by paying cash at the closing. That was up from 19 percent in the first quarter, and was the third-highest “cash-in” level since Freddie Mac began tracking it in 1985.  Many of those types of statistics are coming from areas where people have Equity Lines and with the Equity Line, they don’t qualify to refinance.

Fortunately for those of us in the Raleigh / Cary market, we don’t really have the home appraisal problems many of our friends in the rest of the country have! Raleigh/Cary was recently named the top area to experience APPRECIATING values in the next year.

If you are considering a Refinance of your mortgage loan, please call Steve and Eleanor Thorne, 919-649-5058 Professional Mortgage Planners in North Carolina.  We offer the best mortgage rates and the lowest fees available.

Does Obama Know Something We Don’t About the Economy?

I read a TON of Economic Newsletters, watch CNBC, and Congressional hearings… I’m an economic junkie who misses Louis Rukeyser!  I’m always looking to see if I can figure out which way rates are headed.

So when the President came on the news this week to announce that the war in Iraq was over, and the pundits started asking why it was only a 15 minute address – I was kinda’ let down, because I had also been expecting that he would take this chance to give folks a “Positive Message” when it comes to the markets.

Without that Presidential Guidance, I’m back to the Economic Numbers for insight.  And here’s what they are telling me:

  • “… the public is no longer investing in stocks, but rather in bonds.  So far this year through July, bond mutual funds have attracted $224.4bn in net inflows including reinvested dividends.  ” — Ed Yardeni, September 1, 2010.” Which means a Consumer Spending spree is not going to get the Economy going.
  • “The Fed terminated the purchases of $1.25 trillion in GSE mortgages and mortgage-related paper in March.  Simultaneously, the housing-purchases credit subsidy ceased in April.  Housing went into relapse, as most economists expected.  Simply put, subsidize something and you get more of it; remove the subsidy and you find that you have borrowed economic activity from the future, and now you get less of it.” Cumberland Advisors  Which means ANOTHER Tax Credit is not going to get the Economy going.
  • Case Shiller Numbers indicate that the Housing PRICEs actually went UP during the 2nd quarter.  “While some may see these price gains from the trough as a sign of bouncing along the bottom, most experts believe home prices nationally will fall again, but not necessarily immediately.”  Which means the Housing Market is not going to get the Economy going.
  • Private sector employment decreased by 10,000 from July to August on a seasonally adjusted basis…  and today’s non-farm payroll job’s numbers showed 54,000 jobs lost in August (many of those from the Census Jobs that are gone).  So there’s not a surge of Employment to get the Economy going.

So was it just that the President didn’t have any positive news… or does he know something we don’t know? One of my favorite charts is the Four Bad Bears.

Permission from D Short

As you look at this chart – this “Bear” looks just like the other three. Maybe we ARE heading into a little dip – but it’s not really that’s alarming!  When you stop just looking at the headlines, and you look at the long term trend… things are not sky rocketing up, but they don’t look that bad! We are going to have a slowly improving picture!

Mortgage Interest Rates typically get LOWER when there’s BAD NEWS in the Economy… and they go UP when there’s good news. Believe it or not – the last three days we’ve had higher rates!  The Dow is Happy!

That’s not good news if you are waiting to Refinance!  NOW is probably the time to do it!

If you are considering a Refinance, call Steve and Eleanor Thorne, 919-649-5058  We have the best rates available, we offer FHA Streamline Refinances, Conventional financing, USDA Home Loans and VA Mortgage Loans!

Mortgage Rates for NC 6-25-2010

“There was a 7-year Treasury Note auction yesterday that was a little bit stronger than expected. Despite that encouraging news, Mortgage backed securities fell…”  So, what the heck does that mean??  Looking at this chart of the 10 Year Treasury Bond (which is really our Government Bonds that people and Institutions purchase… you can see that we are at or near as low as we were a couple of weeks ago.  Mortgages trade on the Bond Market – and are called MBS (Mortgage Backed Securites).  Currently – 30 year mortgages follow the 10 yr TBill “pattern.”  When the TBills go up… rates go up – when they go down GENERALLY rates will go down.

When the Mortgage Backed Securities are “off” or “down” – you’d think rates would be DOWN… but NO!  That’s trader talk for rates are moving HIGHER!  Are you confused yet?

The News and Observer (our local paper) ran a huge story today that rates are at their lowest point and you should refinance… well, they are “almost” at their lowest point.  We actually were lower for a couple of days at the end of May… but it’s still a good time to consider a refinance if your rate is adjustable, or you’re at 6% or higher.

So which direction are mortgage loan rates in North Carolina headed?  Data today started off with the GDP report.  Real GDP was reported at 2.7%, just below expectations of 3.0% and the GDP Price Index was reported at 1.1%, just above the 1.0% expected.  Overall, a fairly benign report.

Consumer Sentiment was released as well this morning and was reported at 76.0, slightly above expectations of 75.5 and up from the 75.5 in the last report.  Some Economist believe that this rise in Consumer Sentiment means that the high levels of Jobless Claims may be a result of some “special factor” (like the Gulf Oil)  and not due to actual deterioration in the labor market.  That kind of thinking aims at a continued economic recovery and a better jobs picture than has been presented with its respective data.

What does this mean for North Carolina Mortgage Rates? Mortgage rates have been trading in a “range.”  Although the day to day movement is very volatile… the long-term outlook is not perfect for even lower mortgage rates, so you really need to watch the 10 year TBill (look at the chart – every time we hit this low mark we pop back up!).  We hit a mark below 4.5% for just about 48 hours.  If that’s the mortgage interest rate you are looking for – call us, and get on our Rate Watch List.  We’ll call you when (if) we hit “your” rate!

Steve and Eleanor Thorne, Mortgage Banker in Cary , 919-649-5058 North Carolina Mortgage Lenders.

Oil Slick and Economics

We’ve been watching the Oil Slick and feeling sick… and not just because of the Ecological picture.  We are also concerned what this means for the ECONOMY which is on a tight robe as it is! Many of the Economist we follow suggest that only charging $.09 per gallon in Federal Tax is ridiculous, and some suggest that it should be as high as $9!  Okay, so if the TAX is $9 a gallon – that means gas is well over $12 a gallon – think that’s going to affect the economy?  YES! What about UnEmployment? We are currently running at a rate of 1 in 10 American’s without work.  That being said, having the largest Fishing Industry and Resort Activity in the Gulf Of Mexico out of work is going to make those numbers even WORSE! Here’s what The Cumberland Report suggests:

“Top Kill Fails” screamed the headline as Americans awoke to the news on Sunday morning. For many in the five-state Gulf of Mexico (GOM) region and for many others around the US, this holiday weekend started out with the feeling that the nation had just been kicked hard in the stomach.  The truth is that it has.
In our series entitled “Oil Slickonomics” (www.cumber.com) we have offered three scenarios: “bad, worse and ugliest.” With the failure to cap the well, we have now clearly gone from bad to worse.  Whether or not the ugliest scenario can be averted remains to be seen. To get to this third outcome the oil slick will have to reach the Gulfstream and start to threaten the Atlantic Ocean and the East Coast of the United States.  To date there is no evidence of that event, but the risk continues to rise every day as the oil slick enlarges in the GOM.  Presently the oil seems to be confined to a large eddy in the GOM and has not entered the Loop Current, according to NOAA; however the latest offshore trajectory forecast suggests it is dangerously close.  A half-dozen research ships are tracking the oil plumes in the GOM.
Flow estimates were originally 1000 barrels daily.  They were increased to 5000 and are now estimated at 12,000 to 19,000 barrels a day.  For perspective we must now consider that between 20 and 40 million gallons of oil have spewed into the GOM and the rate continues between 500,000 and 800,000 gallons a day. Dispersant usage is intensified and fully resumed.  Remember that dispersants are a tradeoff.  They help break down the oil while adding their own form of toxicity instead.  There is no precedent in history for the amount of dispersants being used in the GOM.
Right now about 25% of the Gulf’s federal waters (60,000 square miles) are off limits for fishing industry use.  A moratorium is now in place for deepwater drilling in all US waters. Offshore drilling has stopped. If the top kill had succeeded, there would have been an attempt made to lift the moratorium on existing leases and on shallow-water activity.  With the top kill’s failure, the likely outcome is an extension of the moratorium.  We expect that moratorium extensions will be sequentially continued until the well is finally sealed and until the November elections are concluded, whichever comes later.
Force majeure clauses in contracts are being invoked in disputes between oil companies and drilling rig operators. The pricing of rigs is now highly volatile and unpredictable.  It is fair to say that the oil exploration and service industry is in turmoil.  We expect that to continue throughout the next few months and until the relief well is firmly in place and the leak has stopped.  Then there will be the round of new regulations and massive litigation, with its revelations about alleged negligence and mismanagement.  Anyone expecting quick resolution of these issues is going to be disappointed.
At some point there may be initiatives by the US government to impose fines and penalties on BP and its partners. The WSJ (May 28) reports these fines could be as high as $4300 per barrel if gross negligence is proven or admitted.  In addition there is the prospect of criminal penalties in the billions.  These could be in addition to BP’s liabilities for the full cleanup and for damages.  We continue to estimate the total gross cost of this incident to eventually be measured in the tens of billions.
The oil and gas industry in the GOM has permanently changed because of this event.  One can relate this to Three Mile Island (TMI) and its profound impact on the nuclear power industry. It took more than thirty years to overcome the psychological and political damage done by TMI, and there was no actual nuclear leakage.  We estimate that Deepwater Horizon may end up larger in national impact than the nuclear event decades ago.
It is important to understand the scope of the Gulf of Mexico in US and global energy terms.  GOM “accounts for 12% of the world’s active jack-up rigs and 16% of active floating rigs. In 2009 the Gulf accounted for 19% of the operating revenues of the nine largest US-listed offshore drilling contractors.  The Gulf’s share of global capital spending on subsea production equipment was 20% in 2009.  Slightly less than 2% of world crude oil production came from the Gulf last year.  Of total US crude oil and natural gas production in 2009, 30% and 13% (respectively) came from the Gulf.”  (Source: Citi)  There is no way to currently assess what the implications of the Gulf events will be for offshore oil-drilling activity elsewhere in the world.
Our expectation is that the oil business is about to enter a period of intense scrutiny and regulation worldwide.  It will confront higher cost structures and much more inspection and regulation. This will eventually be reflected in higher oil prices.  These strategic cost changes will pile on the geopolitical risks associated with oil.  The current news from the Middle East is an example of cause with the outcome being a higher oil price.
The GOM events have given a boost to onshore crude drilling activity and alternate energy sector expansion. These and domestic natural gas will have some positive impact over time.  Any expectations of immediate results in those areas are problematic and limited.
In sum, five states are experiencing or are going to experience negative economic impacts on their fisheries, oil and gas, and tourism industries that will arise from this worst oil catastrophe in American history.  This is larger than Katrina and larger than Exxon Valdez. They are poor metaphors in economic terms.  We expect to see the initial results in rising initial unemployment claims that may be observed in non-seasonally adjusted reports from the Statistical Metropolitan Areas bordering the GOM.  We already see it anecdotally.  How much this impacts national economic reports and aggregates is still unknown.  That should become clearer in July, as June monthly survey data is released.
To us, this means that by July – we will see if we are in a True “W”… meaning we are likely off of the peak, and heading to a new low for the stock market, employment picture, housing… and interest rates.

The only good news, for those of us living in the Triangle – is that we have J-O-B-S and our housing market is very affordable.  Mortgage rates today are APR less than 4.87%. Now is a great time to purchase Real Estate in NC!  Call Steve Thorne, Mortgage Banker in Cary , 919-649-5058 for the best rates!

Veterans get a Tax Credit Extension, what about the rest of us??

First Time Homebuyers could use $8000

First Time Homebuyers could use $8000

On October 11, 2009 the Congress agreed to extend the $8000 Tax Credit for First Time Homebuyers for any Veteran who served at least 3 months of “Qualified Overseas Duty”  in 2009 for another 12 months!

The Service Members Home Owners Tax Act also has a provision that waives the “payback” fee to the IRS of the credit if the Veteran is required to deploy to a different station (I guess that makes sense – you shouldn’t have to pay your boss when THEY are requiring you to move!)

Qualifying for a VA Home Loan/Mortgage is easy!  For details on the 100% mortgage program available to Veterans, click here.

This is GREAT for Veterans who are serving overseas, and WELL DESERVED, but many people want to know if it going to be extended for the REST of the Population!  For more details, click here.

If you have questions about qualifying for a Mortgage Loan guaranteed by the Veteran’s Administration call Steve and Eleanor Thorne!  919-649-5058 We have the lowest rates, and offer the best service on the PLANET!

FHA 203K Loans in NC

FHA 203K loans are perfect for those of us who fall in love with a greatThe Green Shag has to GO! house that has this Gosh Awful Shag Carpet!  This carpet would give you a headache!  How can you buy the house if you don’t have an extra $5000 to update that 1970′s carpet, green countertops, and linoleum?  If the property is under the FHA loan limit in your county, you can purchase it with a FHA 203K loan.

Let’s say you negotiate a sales price of $100,000.  With a traditional FHA mortgage loan, you would need to put 3.5% of the $100,000 into the downpayment.  With this special FHA mortgage program, designed for REHABS, you can add up to $35,000 for “updates.”  This means that if you negotiate a price of $100,000 and you need an additional $5000 for the updates…  we base the 3.5% downpayment on $105,000!

It’s a GREAT program for folks who need to update a property!  The main things to remember are:

  • You can add a minimum of $5000 to the purchase price for improvements, including appliances.
  • You can not change the “footprint” of the house.
  • You can not borrow more than $35,000 for improvements.
  • The property must appraise for the improvements plus the purchase price, or “after improvement” value.
  • Qualifying is the same as with traditional FHA loans, so you need to have at least 2 credit scores above 600.
  • The after improvement value can not exceed the maximum loan amount for your county.
  • The checks for improvement will be going directly to the entity doing the work, only in RARE occassions will this be the homebuyer.
  • Great loans for folks purchasing foreclosed property!
  • FHA is not a loan for Investors, with the exception of those purchasing a HUD foreclosed property – when HUD allows an FHA mortgage as part of the contract.

If you have questions about a 203K loan in NC, please contact Steve and Eleanor Thorne at Corporate Investors Mortgage Group, Inc  919-649-5058.

FHA PMI update

This is an update to an earlier post reagarding FHA’s version of Mortgage Insurance (which is sometimes referred to as PMI).

As we mentioned, FHA mortgages have a one-time mortgage insurance premium, known as upfront mortgage insurance. The cost of this insurance has bounced around alot this year – and is NOW 2.25% of the loan.

This upfront fee is non-refundable.  There’s also a monthly fee that’s based upon several things, but will generally run .55% of the loan amount.  If you live in the property for more than 5 years, and you have a 20% equity gap – the monthly amount can be dropped just like with it’s conventional counter part – PMI.

The program is similar to the USDA and VA programs.  Both of those loan programs have a type of mortgage insurance (called a Guarantee Fee), that’s non refundable.  The biggest difference is that FHA also has a monthly fee collected.

The common belief that the monthly mortgage insurance on a FHA loan is very expensive is wrong.  Unlike a Conventional Loan, no matter how much you put down, it’s either .55 percent of your base loan amount. When you compare this program to a Conventional Loan Program that requires PMI, you would need to put down at least 10% down in order to get to .52 percent.

These PMI amounts are accurate for Condos, 203k loans – or regular 203b FHA loans.

For more info – call Steve Thorne, Corporate Investors Mortgage Group, 919-649-5058 – FHA Mortgage Loan Specialist!

Special FHA Loan to Purchase Foreclosed Property

buy foreclosed propertyFHA has an “old” program that’s being used in a “new” way!

The FHA 203K program is designed to help folks purchase homes that need a few repairs… and frankly, many properties that are purchased after a foreclosure, are perfect for this program.

Folks who lose their home in foreclosure generally did not have extra money to do some of the upkeep and repairs that needed to be done in the past few years.  So you can get a “deal” on the home – but it really needs to be updated!

With the 203K program here’s what you can do:

  • Purchase home with 3% down (until the end of the year when it goes to 3.5%).
  • Make up to $35,000 in repairs.

So, if you purchase a home for $100,000 and it needs $20,000 worth of repairs… you would get a quote from the contractor (honestly does not have to be a licensed contractor), and we get an appraisal based upon the “future value.”  Let’s say the appraiser agrees that you are going to have a property worth $120,000 once these repairs are done.  We will base your loan on the $120,000 – the contractor gets $10,000 at closing (half of the repairs), and will get the remainder at the time they have it all finished. 

 No “Major” structural work can be done with this loan – so it’s not for adding a kitchen.

Have a few more questions?  Give us a call!

Fannie Freddie Change and FHA/VA Loans

The Paulson announced takeover of Government Sponsored Mortgage Giants Fannie Mae (FNMA) and Freddie Mac (FHLMC) created a welcome stability and confidence in both the mortgage market and the money markets as a whole.   The key need was for foreign governments and hedge funds to begin purchasing mortgages again – something that had all but stopped in recent weeks.

These entities are too large, effect too many individuals, and would create too much havoc if allowed to bankrupt for the US government to let them fail. I am not a personal fan of bigger government, but in this case, I’ll shout a big ole’ hoorah.  It is necessary for the stability of many levels of our economy.

Does the Fannie & Freddie bailout plan help or hurt FHA borrowers?  Aren’t FHA loans insured by HUD?   FHA Home Loans are insured by HUD, and are not directly associated with Fannie & Freddie. Ditto with VA.

However, many of these loans are sold through Fannie and Freddie into the marketplace… so knowing that this system will not be interrupted is important.

Also the market’s reaction to the bailout has reduced Interest Rates by nearly a half a percent across the board.  Again, this could be because of more interest in buying and holding mortgage loans.

Lower rates mean lower payments… so if you are a homebuyer you will be able to afford a little bigger home!  Yippee!!

If you have questions about purchasing a home in The Raleigh, Cary area please call Steve and Eleanor Thorne, Corporate Investors Mortgage Group, 919-649-5058

FHA Loans are still more competitive and have lower overall costs than Conventional or conforming loans when purchasing a home with very little down payment (10% or less)

Documents You Need 4 A Loan

A customer who is quickly becoming a friend of mine asked me recently what she needed to gather for a loan application - she’s moving to a new area (the company is relocating them) and before she packed everything up and moved into corporate housing (“Hey,” she said, “Maid Service and it’s free! Are you kidding?  I’m taking every day we get in Corporate Housing!”)!  Here’s my advice to her:

Great News!  The documents needed for a FHA loan are VERY similar to those you would need when applying for most other types of financing these days!  Here’s our “Scavenger Hunt” list!

  • Most Recent pay stubs for 1 full month.
  • The name, address and telephone number of someone who can verify employment.  (We will be sending them a form to complete)  We will be verifying your income for the last 2 years.
  • If either of you are now, or have been self-employed, or earned income OTHER THAN W-2 income in the last two years, we will need full copies of your tax returns.  If you ONLY earned W-2 income, we will need a copy of the W-2s for the last 2 years.
  • Any data regarding the relocation package, and specifically what NASA is covering.
  • If you owned property, and you’ve sold it, we’ll need a copy of the HUD-1 Settlement Statement.  If you own a property that is leased, then we will need a copy of the lease agreement.  We need to document 2 full years of residence.
    If you’ve been renting during the last 2 years, we will need the name, address and telephone number of the landlord.
  • We need copies of bank statements for the last 2 months.  If you are changing banks, remember that we will need to verify the money going out of one account and into another! (PLEASE try not to have any NSFs!)  We will need ALL pages of the bank statements.
  • If you are receiving a gift for the your down payment – we will provide you with a gift letter to have completed.  We will also need to verify that the person giving you the gift has the money in their account.  In the event that you, or the donor, do not keep money in a bank – we do have other options, so you will need to speak with us directly about that situation.
  • In the event that you do not have sufficient “lines” of credit, we can look at “alternative lines.”  This means that if you have only 1 credit card, and no other credit, we will likely need to use your cell phone, and your insurance (for instance) to establish that you pay your bills on time.  If you think you might be in this situation, please have the last statement available for us.

In every single loan file, there are other items that we might also request… it’s difficult for me to anticipate every different situation… for instance, if you sold a car before moving, and deposited $5000 from that sale – we are going to ask for evidence of the sale… but for the most part… this should be a VERY complete list.

Congratulations on your move, and your new opportunities!  I know this is an exciting time!

If you are considering a home purchase in Garner, or your buying a home in Cary, please call Steve and Eleanor Thorne, Corporate Investors Mortgage Group, 919-649-5058