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Rehab Loan’s.. Investor remodel loans.. They are back….!! UTAH

Posted by UtahCribs, Real Estate, Homes on September 11, 2009

The Fannie Mae Home Path & Home Style loans provide excellent financing options for your clients purchasing a new home from the Fannie Mae portfolio of properties, or are buying a new home of any type that needs improvements, enhancements or a remodel.

All three loan products are custom tailored to benefit buyers who don’t have all of the funds required to enhance or remodel the property, but want to enjoy the comfort and increased value from improving the property.

This report will cover both the HomePath Loan, HomePath Renovation Loan and HomeStyle Renovation Loan products. The HomePath products are specific to Fannie Mae owned properties and can only be utilized to purchase these properties. The HomeStyle loan product can be used for the purchase of any home and can also be utilized as a refinance loan to improve or remodel a property the borrower already owns.

The HomePath Loan

This loan offers borrowers an excellent opportunity to purchase a Fannie Mae owned home (HomePath Listing) with only a 5% down payment, a credit score as low as 660 and no mortgage insurance. This loan can only be utilized on Fannie Mae owned properties listed on the http://www.homepath.com web site.

HomePath listings are generally priced 15% – 30% under current market prices for comparable listings and offer buyers an exceptional value. The HomePath loan was designed to help more buyers in the marketplace qualify for these listings and provide you as the agent additional financing tools to sell these properties much faster than a traditional listing.

This loan was developed by Fannie Mae exclusively for the properties they currently own nationwide. The loan allows borrowers with lower credit scores to qualify with as little as a 5% down payment. This down payment can even be a gift from a relative or from the borrowers retirement account.

The loan carries an interest rate which is .50% – 1.00% above current market rates, but does not require mortgage insurance of any kind. This is a major advantage to borrowers who do not have a credit score above 700 – the current minimum credit score required by mortgage insurance companies. The borrowers are able to deduct all of the interest from the loan on their annual tax return and not have to deal with monthly mortgage insurance payments.

For Investors
The HomePath loan will also allow investors to purchase a Fannie Mae owned home with as little as 10% down and no mortgage insurance. The loan can also be utilized by borrowers who would like to purchase a 2nd home – again with as little as 10% down.

HomePath Loan Guidelines – Full Income Documentation

Property Appraisal
Another benefit with the HomePath loan is that it does not require an appraisal of any kind. The offer you submit to Fannie Mae, if it is accepted is the purchase price and not appraisal is ordered on the property. This is for the HomePath loan only and does not apply to the HomePath Renovation loan.

Closing Costs
As part of the offer to purchase the property, you can request that Fannie Mae pay up to 3% of the purchase price for closing closes in the borrower’s behalf. These costs are not guaranteed, but depending on the offer, Fannie Mae can agree
to pay these costs.

HomePath Renovation Loans
This is one of the most unique loans released by Fannie Mae in the past 3 years. It is designed specifically to allow a new home buyer to purchase a Fannie Mae HomePath listing, and finance the improvements the property needs. These improvements can include anything from new windows, siding, a new roof, kitchen and bath remodel or even a new in-ground swimming pool.

This is the best loan available to help you move your Fannie Mae HomePath listings. Many of these listings need help in several different areas. This loan can help your clients get the work done before they ever move in. Borrowers can even finance soft costs such as their first payment while the work is being completed!

This loan allows the client to borrower up to 95% of the home AFTER the improvements have been completed. For example – if a borrower was purchasing a new home and completing improvements on the home, the transaction would look like the following:

New HomePath Renovation Purchase
New Purchase Price $250,000.00
New Windows $10,000.00
New Roof $5,000.00
Landscaping $5,000.00
Carpet & Paint $5,000.00
Total Price & Renovations $275,000.00 Appraised Value – $280,000.00

New Loan Amount – 95% $261,250.00

Borrower Down Payment $13,750.00

In this example, the borrower is able to add $25,000.00 in improvements to the property and only increase their down payment $1,250.00. As long as the property appraises for at least the purchase price and the improvements, the borrower can benefit from only putting down 5% of the purchase price AS WELL AS the improvements to the property.

Additional Benefits
This loan does not require monthly mortgage insurance premium and will allow a credit score down to 660 – 40 points lower then current conforming loans will allow. In addition, virtually every mortgage insurance company in the country has stopped offering mortgage insurance to borrowers with a credit score lower then 700. Your listings can be sold to a broader base of homebuyers.

Mortgage Insurance
This loan Does Not require any monthly mortgage insurance coverage. The borrowers note rate on the loan will be .50% – 1.00% above current market rates, but will not carry a separate monthly mortgage insurance payment.

HomeStyle Renovation Loan

About HomeStyle Renovation
This loan is perfect for any real estate agent that has listings that need work. The HomeStyle loan allows a buyer to purchase any home and finance just about any time of improvements or upgrades they want.

New Home Purchase With HomeStyle Renovation
If you have a listing, or a buyer that wants to purchase a new home but only has enough for the down payment and the home needs some work – this is the perfect loan. Your buyer can remodel the kitchen, the bath, add a new roof, windows, a basement or just about anything you can think of to make the home perfect.

The HomeStyle loan allows the buyer to finance 95% of the value of the property AFTER the improvements are completed. Bids are submitted to the appraiser and the final appraised value is calculated based on all work being completed. The buyer can generally finance 95% of the cost of the improvements and benefit from the equity in the property AFTER everything is completed.

New Home Purchase Expample With HomeStyle Renovation

New Purchase Price $200,000.00

New Roof $5,000.00
New Windows $7,000.00
New Landscaping $4,000.00
Swimming Pool $20,000.00
Kitchen Remodel $8,000.00

Total Improvement Cost $44,000.00

Total Price & Remodel $244,000.00
New Appraised Value $250,000.00

New Loan Amount $231,800.00*
95% of the purchase price and improvements

*The New Loan Amount is based on 95% of the purchase price plus the improvements or the COMPLETED appraised value – which ever is LESS. In the example above the purchase price and the improvements of $244,000.00 is the lower of the two amounts and is used to calculate the new loan amount.

Purchase Benefits
Your client can now finance a majority of the expense of improving or remodeling the home. In the example above, with down payment before the improvements on a purchase price of $200,000.00 would have been 5% or $10,000.00. In the case where $44,000.00 of improvements were added to the property, the down payment was only increased by $2,200.00 – in other words your borrower only needs to put down 5% of the improvements being completed on the property!!

Refinancing An Existing Home
If you have friends, family or clients who already own their home and would like to renovate the property and are tight on equity, the HomeStyle Renovation loan is the perfect solution.

This loan will allow a homeowner to borrower 95% of the value of the home based on the value of the property AFTER the improvements are completed. Again, just about anything that is common for the area can be added or done to the property. Kitchen, bath, additions, sunrooms, pools, spas, basements, roofing, windows, siding, concrete work are all allowable.

Borrowers that have limited equity can benefit from this excellent loan and make their house their dream home.

HomeStyle Refinance Example

Current Appraised Value $200,000.00 – Before Improvements
Current Mortgage Balance $170,000.00

New Windows $7,000.00
Kitchen & Bath Remodel $10,000.00
New Metal Roof $10,000.00
New Patio & Spa $6,000.00

Total Improvements $33,000.00

New Appraised Value $220,000.00

New Loan Amount $209,000.00
95% Of New Appraised Value AFTER Improvements Are Completed

In this example the homeowner is able to remodel the home, complete several different improvements and utilize the value of the home after the improvements are completed – BEFORE – the work has been done. This is totally unique to the HomeStyle loan.

Escrow Account
In the event that there are funds remaining at the conclusion of the work being done on the property, the remaining money is paid to the lender to reduce the principal balance of the loan. There is no cash out available with this loan.

Getting Started
If you have clients that want to purchase a HomePath Fannie Mae listing, get them pre approved first for a HomePath loan before they make an offer. We can have them approved in just a few hours and you can submit an offer with confidence that your clients can and will close on time.

If your clients would like to benefit from a HomePath Renovation loan, the first step is a pre approval. As soon as that is completed, approved Fannie Mae contractors should complete a detailed bid for the work. The loan file is submitted to underwriting with all of the borrowers documents required for an approval, and the detailed bids from approved Fannie Mae contractors.

As soon as the loan is closed, the construction/remodel funds are escrowed and work can be initiated. The contractor can request draws during the remodel or complete all of the work, have an inspection done and receive payment for the work within a few business days.

Start using this loan today to help more clients buy a Fannie Mae HomePath listing! There are several benefits to using these loan programs. The allow lower credit scores, they don’t require your client to have or qualify for mortgage insurance. The HomePath Renovation and HomeStyle Renovation loans also allow borrowers to purchase homes that need enhancements and pay for them with the equity realized in the property.

These are unique, powerful loans that can help you sell more homes, help more borrowers and thrive during this housing market meltdown.

Scott Breen
Banner Mortgage
Direct Line: 801 438-3013
Fax (toll free): 800-369-0715
Cell: 801-558-5817


2 Responses to “Rehab Loan’s.. Investor remodel loans.. They are back….!! UTAH”

  1. cyber said

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    Borrowers can save a lot of trouble byJust filling an online application form. This application can then be electronically sent to many for a competitive mortgage loan rate quotes. This eliminates the need for lenders and banks individually.

  2. Very very interesting post..I like this one. gotta bookmark this one.
    Loan Advice

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