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.

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Which Way Will Mortgage Rates Go Week of 6.7.2010

Robert Rauf, a friend of ours to the north put together a great review of what Economic and Financial reports are in play this week – and how they might move mortgage rates! We often remind our customers that we are a pretty sadistic group – and “Bad News in the Economy is Good News For Rates…”  Depending on where you are – you might be looking for bad news on CNBC (with us) looking for lower mortgage rates!

Last week we saw a pretty stagnant couple of days with a little bit of up on Tuesday and a little bit of Down on Wednesday and Thursday, leaving us pretty much unchanged by time Friday morning came along. The markets seemed to be waiting on the Employment report to sink their teeth into for some direction. Friday’s Employment report came in looking pretty darn strong with oodles of new jobs, the rate dropping to 9.7%… but if you dug just a little you could see that over 400k of the new jobs created were census workers (temps basically) and there was almost NO hiring in the private sector.

So the good news number was actually bad news, and if you read my blogs at all you will know that bad news is good news for interest rates and we ended the week with a gain of 21/32nds for Fannies keeping fixed rates for highly qualified buyers in the high 4% range.

This week starts off a little slow and has a good mix of data to chew on and some auctions to mix things up along the way. Here is this weeks calendar:

  • Monday June 7: No news day and in the absence of any economic data we have a pretty flat market that started off slightly negative and is now slightly positive for the day.
  • Tuesday June 8: Auction # 1 of the week with $26 Billion in 3 year notes. Most of the shorter term auctions have been fairly well bid, I anticipate we will see the same this week and this will most likely be supportive of steady rates.
  • Wednesday June 9: April Wholesale Inventories expected up 0.6%. Snooze factor here, no one really cares about an April number in June, not likely to be a market mover.
  • Wednesday: Auction #2 with $21 Billion in 10 year notes. Normally I would be concerned over this much supply in a longer term note, but the flight to quality we have seen that has dropped rates to levels we have now seems to still be there with the concerns in Europe, I expect we will see demand for this as investors (foreign and domestic) look for a safe place to park their cash. This will probably lead to a steady market for the day.
  • Wednesday: Fed releases its Beige Book. This report puts together the 12 districts of the Federal Reserve. There are some glimmers of hope and improving economy in the reports, but employment remains in the ugly range so it will likely overshadow any signs of improvement in this report. This is not a likely market mover.
  • Thursday June 10: Jobless claims for last week expected down 5,000. This would put the number at almost 450,000. above 400k is still very recessionary, so it is supportive of steady to possibly lower rates.
  • Thursday: Auction #3 with $13 Billion in 30 year bonds. Same comments here as yesterdays 10 year… Most likely will be well bid in a flight to quality.
  • Friday June 11: Retail Sales expected +0.2% Ex Auto +0.1%. If we are shocked here by a stronger than expected number we will likely see a sell off that would give back all of the gains we saw last week. As forecast it is supportive of steady to possibly lower rates.
  • Friday: April Business inventories expected +.5%. This is a case where April is not Ho-Hum.  If this number comes in lower than expected it is a sign that business needs to stock up, that would be positive news for the economy and we would see rates climb on that news. If it comes in as reported it will be the ‘ho-hum’ we would expect from an April Number.

We continue to benefit from Stock market woes and the insecurities in Europe. Investors seem to be continuing to pull out of equities, currency and European debt and tossing it in a safe place to weather the storm. Luckily the USA and the Dollar are considered a safe haven to park cash. This has benefited us in the form of a flight to quality which is likely to keep rates low for the short term. BUT… this flight to quality can disappear in an instant.

No one really likes to put money in a 3 year note at 1.1% or a 10 year at about 3%, Investors want more.  The parking of cash in a flight to quality is not for the yield, it is to preserve cash.

Once investors confidence is restored the cash will flow back out of our credit markets faster than it went in causing rates to jump overnight. That being said, Just lock in- we are at generational lows right now and the greedy will get hurt here.

Robert Rauf Mortgage Banker  NMLS ID# 248937

www.RobertRaufHomeLoans.com or my blog: http://activerain.com/blogs/rrauf

If you are shopping for mortgage rates in NC – please call us! The preditory lending laws in NC are different than any other State in the Union – ask a local mortgage lending expert  Steve and Eleanor Thorne, Mortgage Banker in Cary , 919-649-5058.

If you are an Economic Junkie like we are – click here for more ideas about the direction rates are going and what the Oil Slick might mean to housing trends.

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We Are Pulling Credit Report Right Before Closing

Fannie Mae made some changes in the last 30 days that could delay closings… as a lender, we are now required to verify that any credit inquiries you have in those last few days prior to closing are not really an extension of credit!  So don’t buy a sofa, or a refrigerator… or ANYTHING ELSE between the time of loan approval and closing… or you could be jeopardizing your closing date!

Effective with loans closing 6.1.2010 Lenders are now required to run a second credit check right before the loan funds… just to make sure you haven’t run up your credit cards, bought a new car, or added any sort of debt DURING THE MORTGAGE PROCESS.  (for more details click here) [Read more...]

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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!

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Fewer New Homes on The Market Nationwide

New Home Supply April 2009 - April 2010The supply of newly-built homes for sales plummeted in April, a positive indicator for the Raleigh housing market as we head into the summer months.

It’s no wonder that homebuilders are breaking new ground at the fastest clip in 2 years.

At the current sales pace, the nation’s complete supply of new homes would be sold in just 5 month’s time.  That’s more than double the pace of a year ago.

Also, as more good news, in terms of total housing units, the government reports that New Home Sales topped one half-million homes sold for the first time since May 2008.

It’s a similar spike as within the Existing Home Sales data released earlier this week.

But before we declare the housing market “repaired in full”, we have to consider a few of the reasons why home sales are charting so strongly.

The first reason is the federal homebuyer tax credit’s April 30 expiration. In order to claim up to $8,000 in tax credits, home buyers must have been in mutual contract for a property before May 1. There is no doubt this contributed to a run-up in sales, especially among first-time home buyers.

The second reason is that mortgage rates have remained exceptionally low, defying expert predictions.  Low rates don’t sell homes, but they do make monthly payments easier to manage for households torn between renting or buying.

And, lastly, March and April’s new home sales may have been buoyed by aggressive discounting on behalf of homebuilders.  As compared to February 2010, April’s average new home sale price was lower by 13 percent.  That’s a sharp drop in a short period of time.

For now, though, homes are selling, supplies are dropping, and buyer interest is high. It’s no wonder builder confidence is soaring.

If you are considering a New Home Purchase in Raleigh, NC – please contact us to get pre-qualified!  We offer VERY competitive pricing, and in North Carolina Predatory Lending Laws require the Builder to allow you to use the Mortgage Company OF YOUR CHOICE. Steve and Eleanor Thorne, Mortgage Banker in Cary , 919-649-5058

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It’s Still A Buyer’s Market

New National Association of Realtors numbers on the health of housing, were released this morning.  Over all, the number of Existing Homes that sold in April rose, probably because of the $8000 home buyer tax credit that expired at the end of the month… the fact that mortgage rates are also exceptionally low probably helped too! 8o)

According to the National Association of Realtors®, not only did the number of homes sold in April move higher,  so did the supply of existing homes for sale… anybody else thinkin’ maybe the foreclosures are starting to hit the market?

As compared to March, April’s Existing Home Sales rose by 410,000 units nationwide — the second straight month of large gains. An “existing home” is a home resold by a prior owner (i.e. not new construction).

Although it’s a solid report for housing overall (rising sales suggests that the real estate market’s recovery is ongoing), however, we are still in a Buyer’s Market as the number of homes on the market continues to climb… This puts downward pressure on home prices in some markets – around here that “market” would be Foreclosed Homes that generally don’t fetch the best prices.

Furthermore, because 49% of April’s buyers were first time home buyers (and the tax credit has now ended), we can expect that sellers will continue to outweigh buyers in the months ahead… meaning again that in certain sectors of the markets (like foreclosed homes)  sellers/banks may have to lower their prices.

It presents a great opportunity for June’s home buyers. Mortgage rates are still at their lowest levels of the year — despite expert predictions to the contrary — and homes remain affordable.

Fortunately for the folks in the Triangle – we have J-O-B-S.  This means that in OUR market, rates are at ALL TIME lows, and the housing market is stable. Bank Foreclosures are still available for a deal (if you’re into all of that DIY stuff) and “regular” housing is as affordable as I’ve seen it!

There’s good values and good rates but neither should last long. For the next few weeks, real estate may be in its 2010 sweet spot. If you were thinking of moving in September of this year or later, you might want to consider moving up your time frame!

If you need help getting your credit scores up so you can buy sooner, we can help!  If you want to see how much you can qualify for – call us!  Steve and Eleanor Thorne, Mortgage Banker in Cary , 919-649-5058 Mortgage Lenders in NC

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FHA Has Problems According to CBS Report

This news report last night on CBS about FHA was interesting!

FHA / HUD does not make loans, they only insure them. It’s one of the BEST programs available to first time home buyers!  Yes, there are people who are defaulting on loans… at a rate of around 9%… But that’s roughly what Un-employment is right now.

This is not an underwriting problem, meaning just tightening the underwriting guidelines will not make the default rate for FHA Mortgages go down!  We need more jobs!

If you want to learn more about FHA Mortgage Loans – please call Eleanor and Steve Thorne, Connect With Us on Facebook, 919-649-5058

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What Exactly Are Closing Cost?

If you are considering the purchase of a home, you know that there could be

Trying to Have Money Left Over After Closing?

Trying to Have Money Left Over After Closing?

a downpayment requirement (unless you are a Veteran, or you are purchasing in a rural area that qualifies for USDA Home Loan Mortgages)… and you might be aware that there will be “Closing Costs.”  Your REALTOR might have mentioned that you are going to ask the Seller to pay some or all of those costs… but WHAT ARE THEY?

The Federal Reserve Board refers to them as “Settlement Fees.” They are, in fact the fees you pay to the various agencies and service providers who work to get the title of the home transferred into your name.

So, obviously there’s a credit report, and you pay for that.  There’s an appraisal on the property, and a fee of @$375 for that (today).  For a comprehensive list of the types of fees, click here.

IN GENERAL (this is just MY rule of thumb)… You will need to budget 3% of your home’s value in closing costs.  You might have less – but you will generally have 6 months of taxes in escrow, and you have to pay your homeowner’s insurance a year in advance.

You might not need that much, but if you are a first time homebuyer counting pennies – I would rather come up with a few extra dollars at the end!

If you want to get Pre-Qualified for a mortgage in NC, call Steve and Eleanor Thorne, Professional Mortgage Planners!  919-649-5058

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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!

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FHA Qualifying with Rental Income

First off, it’s important to remember that you can not use FHA financing to purchase Investment property.  FHA loans are for PRIMARY residents only… but time being what they are, we are finding folks who are renting their existing home, and moving to this area with some savings. 

If you relocate to a new area, and rent your existing home, you can use FHA (which requires a 3.5% downpayment) to purchase your new home… however, there were some changes made last year to the guidelines, and you will likely be required to qualify for your new home with your ENTIRE mortgage payment from your “old home” too! 

“If the borrower vacates one principle residence for another principle residence the mortgage payments will be included as a debt unless the LTV on the vacated property is less than 75%.  This is new as of September 2008 according to mortgagee letter 2008-25.  You can download the letter from this link: Mortgagee Letter 2008-25

Rent received for qualifying properties owned by the Borrower may be used subject to proper verification on tax returns and/or leases. For  properties owned by the Borrower, the most recent 2 years tax returns must be obtained and an average of the Schedule E income must be documented. (NOTE: If the most recent tax return shows a greater loss than the 2 year average, the lesser income is to be used.)

Depreciation may be added back into income and the positive income is to be added to Borrower’s wage income, but any negative income is to be treated as a recurring debt.

The application must list each property owned by Borrower and the tax returns must match the 1003 information. The Lender must verify the total number of properties that are currently owned by the Borrower and verify the total number of FHA LOANS (if any). If six (6) or more units (not properties) are owned by the Borrower in the same general 2 block area, a map disclosing the locations of the properties must be submitted to evidence the compliance with HUD’s limitation of 7 units rule.Any properties recently sold must be verified as sold by obtaining the HUD-1 closing statement from the Borrower. Properties recently purchased may not show on the tax return and current leases (of 1 year term or more) must be obtained from the Borrower to verify current income being received. The income from the lease must be reduced by a 25% vacancy factor before calculating final income to be used.

Rental income to be used on the purchase of a (new) Multi family (2-4) unit property will be determined by the FHA appraiser who will verify the current market rent applicable to the property. Lender is to use 85% of the appraiser’s rent forecast as the qualifying income.

If you are considering purchasing a home in NC, please call Steve and Eleanor Thorne, 919-649-5057… we have the LOWEST FHA RATES!

 

 

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