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.

Raleigh NC Top Public School Recognition

“Yep, just another reason to move to Raleigh!” is what one friend wrote on Facebook after seeing that Raleigh was named the Top Public School System for Large Populations over 300,000 by Great Schools. Also in the Top Five School Systems the report lists Colorado Springs, Mesa Arizona, Honolulu and Virginia Beach.

We live in this school district. While the report correctly states that:

[Wake County Public School System is ]home to three high schools that offer the demanding, well-respected International Baccalaureate program. In fact, the entire district is focused on college prep; more than 90% of students plan to continue some form of higher education, with well more than half heading off to four-year colleges.

The competitive Academic environment can not be overstated at some schools.  Our daughter attends Green Home High School, where a grade point average of 3.5 is in the middle to lower half for the class!

Having great schools, with dedicated teachers, and parents who truly care about education will continue to help Raleigh / Cary be top destinations for businesses looking to expand.  As noted in the report:

Overall, Raleigh has survived the economic recession and real estate crash and is already growing again. Many families point to the wide cultural diversity — museums, sports, extracurricular offerings and camps, options in education and worship, dining, and more — that makes it a great place to live.

We Agree! We”grew up” in the Triangle, live in the Cary / Raleigh area, and enjoy sharing information with folks relocating here!

If you are considering a home purchase in Raleigh or Cary, NC call Steve and Eleanor Thorne 919-649-5058. We have programs specifically for those who are relocating, and we have the best mortgage rates available.

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!

Looking for a Home – When Do I Apply?

This is a question that was posted recently on Trulia Voices

“Looking for a Home in the Triangle.  I think I’ll be ready to purchase in March of 2009.  When should I apply for a mortgage???”

People who are considering a move to the Triangle need to plan for their home purchaseIf you will be in the market to purchase in 2009 – you should speak with a NC lender as soon as possible.  Why?

We have our own set of unique qualifying guidelines in NC – mandated by the State Legislature.  While we are a “brick and morter” state (meaning if you are a mortgage company doing business in NC you should have an office here and not just be “virtual”), there are always those with fancy footwork trying to figure out a way around the system.  Better to be safe than sorry – and find a “local” to work with.

In some cases, our State Legislature defines how much a lender can contribute toward closing costs, they also dictate WHICH KIND of loan programs are available to consumers.  So again, think local.

But the MAIN REASON you should speak with a lender even six or eight months before you purchase is this:

With the “mortgage MESS” of the last year, credit scores have become one of the MOST IMPORTANT parts to a loan approval… ESPECIALLY in North Carolina.  Because our programs are limited, we rely even more heavily on high credit scores to qualify buyers, and get the best interest rate.  If you have a “good” score of 640 – we could get your FICO score up to 720 if we had 6 to 8 months! This change in your score could mean the difference of over $75 a month in your payment!

Let’s see… $75 a month savings, live in a house for 4 years, that’s a MINIMUM SAVINGS of $3600!  Just for speaking with a loan officer EARLIER in the process!  So if you are considering a purchase, call now!

Steve and Eleanor Thorne, Corporate Investors Mortgage Group, 919-649-5058

North Carolina USDA Mortgage Loans

In NC, we have some big cities… but we get rural fast!  I can’t tell you how many people, dispite the cost of gas, who say, “I’m just lookin’ for some land!” or “I can’t stand those little ‘Barbie Doll’ houses sitting right next to each other!”

Well, if you’re looking to buy a rural home, we can help you learn about the benefits and features of purchasing a home by using the USDA Guaranteed Rual Home Loan.

But if you’re looking to finance a horse farm, you might want to read this first!

The USDA Guaranteed Rural Home Loan program was created to help low to moderate income families buy homes in designated rural areas with 100% financing.  It really provides people with the most cost efficient way to finance a home.

There’s a 2% fee (it’s their form of mortgage insurance) and it’s added to the loan amount.  So if you are borrowing $100,000 you will have your principal and interest payment calculated at $102,000.  There are income limits, and in Wake County a family of four can not make more than $86,100.

The loans are designed for RURAL AREAS but all of Johnston County, Chatham County and much of the Western Wake County area are open to the Program.8000 Tax Credit UPDATE!

To See Homes That Qualify For this 100% Financing click here!

If you have questions about purchasing a home with USDA in NC, please call Steve and Eleanor Thorne, Corporate Investors Mortgage Group at 919-649-5058

Nontraditional Credit

roommatesDo you really want to get out of that apartment?  Did you know that NOW is that time you can make a KILLING buying real estate and DUMP your roommates??

If you’re ready to take the next move – and you don’t have three good lines of credit established – GREAT NEWS!

The new Housing Bill requires that Fannie and Freddie begin accepting NTMCR’s next year!  Hugh?  Non Traditional Mortgage Credit Report… The report is to be “designed to assess the credit history of hte borrower without the benefit of institutional trade references and should format as traditional references – including creditor’s name, date of opening, high credit, current status of the account… payment history.  It should not include subjective statements like ‘satisfactory or acceptable.”

That’s cool – but it’s not in effect yet!  This means that if you have limited credit experience, or you don’t have at least 3 trade lines, you need to get an FHA loan.  In Wake County, the FHA limit is $295,000, and as of October 1, 2008, the minimum downpayment for this program is 3.5%.

So don’t continue to put up with stinky roommates!  Break out!  Buy a house while prices are low – and you get a $8000 tax credit!

If you are purchasing a home in Garner, or buying a home in Raleigh/Cary, please call Steve and Eleanor Thorne, Meridian Residential 919-649-5058

Meet Us at Open House!

We are priviledged to work with some of the areas TOP Builders.  One of our favorites, Stanton Homes is holding an Open House this Sunday, June 22 from 1-4 pm.

This is an especially great offer for Veteran’s as we’ve created a multi tier discount package for military families that includes:  Discount Home Price, Lower Origination Fees, Discounted Attorney and Appraiser Fees! “We love working with Veterans, and although the VA has a few extra hoops to jump through to obtain a loan – we find it to be a stream-lined process!,” says Steve Thorne of Corporate Investors Mortgage Group Inc.

Stanton Homes is one of only a very few builders to offer in-house new home plan adjustments to suit special needs or considerations. Changes to floor plans can include anything from adding more closet space or bonus areas to providing full wheelchair accessibility or other special concessions to meet ADA or Specially Adapted Housing requirements.

Directions to the Veteran and Military Home Buyers Event

Click here for directions to Cattail Creek, or call 919-278-8070.  Turn right at the second entrance to Cattail Creek, marked Construction Entrance.  The Veteran and Military Home Buyers Event will be held in the Stanton Homes Model Home, the first home on left.

For questions on VA home loans, call Steve Thorne of Corporate Investors Mortgage Group in Raleigh at 919-649-5058

FHA Compensating Factors

FHA LoansFHA (and all government underwriting for that matter) is somewhat different from other, more automated systems of loan approval. On an FHA loan you can actually have a real person look at the loan and apply the golden rule – not just a bunch of meaningless stipulations.  This is often the difference in making the dream of homeownership a reality… because not everybody has a perfect credit history, with a 20 year job, and 2.3 kids!

With FHA – there’s the magic of  COMPENSATING FACTORS. Some of our favorites include:

1. Borrower has already demonstrated they can afford this house payment. No payment shock, or at least a payment shock of less than 10% is a great offsetting factor for slightly higher debt ratios or a job history that is not as solid as we’d like to see.

2. Borrower can afford to put 10% down. I’m not talking about a gift (which FHA allows) I’m talking about a good old fashioned asset, and a behavior to save.

3. Conservative use of credit. Does the borrower have a 3 year old car that’s paid off because they don’t like having payments?  Do they pay their credit cards off every month?

4. The Borrower will have at least 3 months of PITI in reserves after closing on their Primary Residence.  FHA does not require reserves to insure a primary residence (unlike Conventional loans) and this additional “padding” can be a great offsetting factor.

5. Borrower has potential salary increases that you are not counting in your Debt ratios… if the employer indicates that the borrower has a review and potential raise coming up in the next few months this is a great off-setting (or Compensating) factor.  (It’s difficult to get an employer to put that in writing for obvious reasons.)

FHA requires that part time employment have a history of at least 12 months. Therefore if you have a  part time job with 8 months of history (for instance) we could not use those in the debt ratios – but we could use that income as an offsetting factor for higher ratios.  Rent from potential roommates, which would be logical income even with a lease agreement, is rarely considered in our experience.  8o(

If you have questions about purchasing a home in the Triangle - please call Steve and Eleanor Thorne at Corporate Investors Mortgage Group in Raleigh, NC 919-649-5058

Step 2 Homebuying in Cary

In a previous post we explored the whole “First the Loan, then the Home.” Mentality of Home Shopping. The idea is that if you begin shopping for a $175k home because you used an online calculator and figured that’s what you could afford… but some reason you DON’T qualify for that much… you’re never going to find a $150 house that looks like the $175K’s.  Does that make sense to you?

Lending is so very complicated, that you really really need to get pre-approved by a REAL PERSON! (preferrably me!)

SO we’re on to Step 2! ”Now that you and the agent know your budget, there are still questions about family, hobbies, interests, floor plan layouts, decorating tastes, schools and LOCATION which must be addressed.  Once these questions are answered, then you can see what is on the market.  In some prices rages, there are more buyers than listings and that is where your patience and the Realtor’s persistence come into play.

With today’s technology, Realtor’s have access to the constantly changing market which helps them keep an eye out for houses that meet your needs! ”

Let’s go back and re-read that highlighted section.  See that “R” word?  Realtor?  Guys!  You could cut your own hair… but why would you?  As a buyer, a real estate agent does not COST you anything!

We work with some of the TOP agents in the area.  If you don’t have one yet, look at one of these!

If you are considering buying a home in Raleigh or purchasing a home in Cary, contact Steve and Eleanor Thorne, Corporate Investors Mortgage Group, in Cary, NC  919-649-5058

FHA Repair Requirements

FHA Repair requirementsHomebuyers are looking for a deal – and sometimes you might think that purchasing a “fixer-upper” might be the best way to go!

The problem is that many sellers, including banks holding foreclosed property, might not want to accept an FHA borrower? Why?  Because FHA will not take a property with a paint job like the one shown here.  If you were purchasing this property, the exterior repairs would need to be done PRIOR to closing.

Most homebuyers do not want to sink money into a property they haven’t purchased yet – leaving the repairs for the seller (who often doesn’t have a ton of cash on hand, ergo this is why they are selling!).

fha loans cary

FHA did make some moves earlier this year that lead some to believe that it’s EASIER to get financing with FHA on an existing home… and indeed, if you are purchasing a home in fairly good shape the appraisal process is easier!  Look through this list with your realtor and we believe that you will agree that a Seller of a property in reasonable repair should accept a contract with FHA financing for the borrower.

Examples of MINOR property conditions that no longer require AUTOMATIC repair for existing properties are:

  • Examples of Missing handrails;
  • Cracked or damaged exit doors;
  • Cracked window glass;
  • Minor plumbing leaks (such as leaky faucets);
  • Defective floor finish or covering (badly soiled carpeting);
  • Rotten or worn out counter tops;
  • Crawl Space with debris or trash;
  • Defective paint surfaces in homes constructed Post 1978

Examples of tests that may no longer be REQUIRED:

  • Wood Destroying Infestation Report-required if there is evidence of READILY OBSERVABLE ACTIVE infestation;
  • Well (Individual Water Test)-Required if there is knowledge that well water may be near sources of contamination;
  • Septic Test-required if evidence of system failure.

Don’t be confused when you hear stuff about FHA being a bad program!  Get the FACTS!  You MIGHT need an FHA 203K home improvement loan – ask us for details!

For more information on FHA MORTGAGES, contact Steve and Eleanor Thorne, The FHA EXPERT in NC at Corporate Investors Mortgage Group, Inc 919-649-5058