Monday, January 12, 2009

What is loan modification

A Loan Modification is a permanent change in one or more of the terms of a mortgagor's loan, allows the loan to be reinstated, and results in a payment the mortgagor can afford.

Question 1: In utilizing the Loan Modification option to bring an asset current, can the mortgagee include all fees and corporate advances?

Answer: Mortgagee Letter 2008-21 states in part: Legal fees and related foreclosure costs for work actually completed and applicable to the current default episode may be capitalized into the modified principal balance.

Question 2: May a mortgagee perform an interior inspection of the property if they have concerns about property condition?

Answer: Yes, the mortgagee may conduct any review it deems necessary to verify that the property has no physical conditions which adversely impact the mortgagor's continued ability to support the modified mortgage payment.

Question 3: Can a mortgagee include late charges in the Loan Modification?

Answer: Mortgagee Letter 2008-21 states that accrued late charges should be waived by the mortgagee at the time of the Loan Modification.

Question 4: When utilizing a Loan Modification option, can a mortgagee capitalize an escrow advance for Homeowner's Association fees?

Answer: HUD Handbook 4330.1 REV-5, Paragraph 2-1, Section B, Escrow Obligations states: Mortgagees must also escrow funds for those items which, if not paid, would create liens on the property positioned ahead of the FHA-insured mortgage.

Question 5: Is there a new basis interest rate which mortgagees may assess when completing a Loan Modification?

Answer: Yes, Mortgagee Letter 2008-21 states that the new basis interest rate is 200 points above the monthly average yield on U.S. Treasury Securities, adjusted to a constant maturity of 10 years.

Question 6: Will HUD subordinate a Partial Claim, should a mortgagor subsequently default and qualify for a Loan Modification?

Answer: If a mortgagor subsequently defaults and qualifies for a Loan Modification, HUD will subordinate the Partial Claim.

Question 7: Are mortgagees required to perform an escrow analysis when completing a Loan Modification?

Answer: Yes, mortgagees are to perform a retroactive escrow analysis at the time the Loan Modification to ensure that the delinquent payments being capitalized reflect the actual escrow requirements required for those months capitalized.

Question 8: Is the mortgagor eligible for the upfront premium refund at payoff of a modified loan?

Answer: It depends upon when the closing date occurred. For assets closed:

After July 1, 1991 but before January 1, 2001, the 7-year unearned premium refund schedule shown in Mortgagee Letter 1994-1 remains in effect,

On or after January 1, 2001 that are subsequently refinanced, the 5-year refund schedule shown in the attachment of Mortgagee Letter 2000-46 applies, or

On or after December 8, 2004, refunds of upfront MIP are eliminated except, when the mortgagor refinances to another FHA insured mortgage. The refund schedule attached to Mortgagee Letter 2005-03 has been modified to a 3-year period.

Question 9: Can a mortgagee qualify an asset for the Loan Modification option when the mortgagor is unemployed, the spouse is employed, but the spouse name is not on the mortgage?

Answer: Based upon this scenario, the mortgagee should conduct a financial review of the household income and expenses to determine if surplus income is sufficient to meet the new modified mortgage payment, but insufficient to pay back the arrearage. Once this process has been completed the mortgagee should then consult with their legal counsel to determine if the asset is eligible for a Loan Modification since the spouse is not on the original mortgage.

Monday, December 22, 2008

Debt Snowball - The Truth About How to Get Out of Debt

Myth:  I should pay off the debt with the highest interest rate first to get out of debt quickly.
Truth:  You should pay off the smallest debt first to create the greatest momentum in your debt snowball.
The math seems to lean more toward paying the highest interest debts first, but what I have learned is that personal finance is 20% head knowledge and 80% behavior. You need some quick wins in order to stay pumped enough to get out of debt completely. When you start knocking off the easier debts, you will start to see results and you will start to win in debt reduction.
Debt Snowball Plan
The principle is to stop everything except minimum payments and focus on one thing at a time. Otherwise, nothing gets accomplished because all your effort is diluted.
First accumulate $1,000 cash as an emergency fund. Then begin intensely getting rid of all debt (except the house) using my debt snowball plan. List your debts in order with the smallest payoff or balance first. Do not be concerned with interest rates or terms unless two debts have similar payoffs, then list the higher interest rate debt first. Paying the little debts off first gives you quick feedback, and you are more likely to stay with the plan.
Build Momentum
Redo this each time you pay off a debt, so you can see how close you are getting to freedom. Keep the old papers to wallpaper the bathroom in your new debt-free house. The “New Payment” is found by adding all the payments on the debts listed above that item to the payment you are working on, so you have compounding payments which will get you out of debt very quickly.
“Payments Remaining” is the number of payments remaining when you get down the snowball to that item. “Cumulative Payments” is the total payments needed, including the snowball, to pay off that item. In other words, this is your running total for “Payments Remaining.”
Debt Free!
You attack the smallest debt first, still maintaining minimum payments on everything else. Do what is necessary to focus your attention. Keep stepping up to the next larger bill. After the credit debt is taken care of, you are ready for the next Baby Step in your Total Money Makeover.

I have been broke. I know how scared I felt, and I know how fast I wanted to get out of debt. I know how you feel, and I have learned that what really works is unbelievably fierce, focused intensity.

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Thursday, November 20, 2008

Money Beyond Belief

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"If you want to create money beyond belief the spiritual way. . . even if nothing's worked for you in the past. . .

“Give Us 151 Minutes, and We'll Show You 9 Ancient 'Taps' that Lead to Breathtaking Wealth and Abundance -- or You Don't Pay a Penny.
"Each Tap Lasts Just 3 Seconds. We'll Walk You Through Over 217 Combinations -- But Just One of Them Can Transform Your Relationship to Money Forever...”

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Wednesday, November 19, 2008

How to Get Out of Debt

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The Bible says this is simple. "The borrower is the servant of the lender." Except the word really is "slave." "The borrower is the slave of the lender." The Bible also says, "Owe no man anything save love." That's all you are supposed to owe. We have a debt of love to everybody. But we are not supposed to be in debt otherwise, because debt is bondage.

Now, I know there are certain types of debt that seem to be worthwhile in business. But some of the best businesses don't borrow. They live out of cash flow. What we are finding today in the collapse of the stock market is people who have cooked their books. And many times they have cooked them because they have unsupportable debts. WorldCom owes something close to $30 billion. Many of these telecoms have borrowed right up to their eyeballs, and they can't get out so they have to get involved in shenanigans in order to survive. Enron was building up enormous debts.

Want it nowAnd the debt causes people to do things. It has caused people to commit suicide. It has caused marriages to fail. It is probably the number one cause of divorce in the United States -- debt and financial trouble.

And the reason we have debt in this country is real simple. It doesn't take a rocket scientist to figure it out. It is that we want it now. That's the definition of lust. We want it now. We want a bigger house than we have, and we want it now. We want fancy furniture, we want it now. We want new clothes, and we want them now. We want fancy restaurant meals, and we want them now. We want a vacation cruise, and we want it now.

And so if a credit card company says, "Look, we'll give you an easy payment schedule, consolidate your debts, and do this that and the other…" And now the latest ploy is, "We'll take a second mortgage and consolidate your debts." And then you'll be paying that off for the next 20 or 30 years. The bankers know the principle of compound interest. The credit card companies know the principle. And they also make a tremendous amount of money -- in the billions of dollars -- off late fees and off special charges.

Law of UseI read that some credit companies are taking people who miss a few payments and reclassifying their debt and kicking the interest rate up to 28 percent. It is a trap ladies and gentlemen. And it is brought about basically by wanting too much now.

If you want to get out of debt, there are some things you need to do. First of all you need to understand what is the called the exponential curve. It is a very simple thing, but it works like this. What I call it is the law of use. Jesus Christ made it clear, you take what you've got and you use it. The law of compound interest coupled with the law of use will lead to amazing things.

I've shown it before, if you take $100 and you double it each year, after 20 years, just 20 years, you now have $50 million. How can that be? The law of use and compound interest. That's what happens. Of course you don't normally get 100 percent interest every year. But if you can get your money that way. You can certainly take $100 and get another $100. You can take $200 and get another $200. And so it goes. If you save it and compound it, it doesn't show very much. It takes patience, but sooner or later, you will come out with something better.

The other thing that is so important which we've mentioned many times before is the law of reciprocity that says give and it will be given unto you. These are principles that God has put in his word. If you take what you've got and use it, you will have more. And he who thinks he's got something, even what he thinks he's got will be taken away from him if he doesn't use it. Now the other thing is to give and it will be given unto you.

If you just, number one, have a budget where you don't overspend. Number two, you begin to give unto the Lord substantially. And number three, you begin a certain saving program where money works for you and just let it grow and do its thing. You will be astounded at what will happen in 10, 15 to 20 years. People will say, "How did you get so much money?" "Well, it was easy because I followed the laws of God."
We've got a little booklet called A Guide to Financial Freedom. And we'll give it to you free. Call 1 800 759-0700.

Thursday, October 9, 2008

Resolution 3: Get out of debt

A smart credit-card plan; the perfect paydown strategy; 11 moves to consider.
By Janet Paskin, MONEY Magazine
May 9, 2006: 2:58 PM EDT
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NEW YORK (MONEY Magazine) - Getting out of debt, says behavioral economist Meir Statman, "is the financial equivalent of trying to quit smoking."

Good intentions alone aren't enough. To kick either habit, you need to break your underlying patterns of behavior.
1. Elect plastic surgery
You don't have to literally cut up your credit cards, but you must stop using them routinely if you're serious about paying off your balances
Go green For everyday spending, carry around a set amount of cash to use each week. You will find that you make better purchasing decisions when you actually have to fork over the green stuff and there's a preset limit on what you can spend -- when you run out of money, you stop.

Make debit your backup When only plastic will do (if you're buying online, for instance), use your debit card. The debit card can also serve as an emergency substitute for cash if you run out.

Leave your cards at home Enforce the coolingoff period on new credit purchases by taking the cards out of your wallet. Store them in a place that's not easily accessible (in a safe-deposit box, maybe, or frozen in a block of ice).

Don't close the accounts Having unused credit available from lenders with whom you've had long relationships will help boost your credit score.
2. Lower your rates

With a moratorium on charging in place, shift your attention to paring down your existing debt. Start by reducing what you pay in interest.

Do some comparison shopping Check cardweb.com and CNNMoney.com's card search tool for lower-rate issuers.

Consider a balance transfer Look for offers with a 0% introductory rate for a full year, relatively low rates thereafter (13% or less) and no annual fees. A couple of good choices: Discover Platinum (800-347-2683) and HSBC Platinum (877-277-0948).

Play let's make a deal Call your current card companies and explain that you intend to transfer your balance to another issuer unless your rate is lowered, suggests Scott Bilker, author of "Talk Your Way out of Credit Card Debt." If your credit score is above about 750, you should be able to get your rate under 10%, he says. And, he adds, you should still be able to knock a few points off your rate even if your credit score is as low as 650.
3. Tackle those balances

Finally, develop a strategy for paying off your existing balances.

Figure out what you really owe Gather your statements and make a simple table listing the amount you owe, and the minimum payment and interest rate for each card. This will help you determine the order in which you should pay off your cards. Then use CNNMoney.com's debt-reduction calculator to see how long it will take to wipe out those balances.

Focus on the highest-rate card first Pay as much as you can each month while making only minimum payments on your other cards.

Automate your current minimums Late payments are the cardinal sin of debt management. You get slapped with hefty late fees and penalty rates that run as high as 30%, plus your credit score will take a hit.

Go in order When the first card is paid off, use the same strategy on the next-highestrate card and so on until you're debt-free.

Wednesday, October 8, 2008

Avoiding Foreclosure

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The last thing any homeowner wants to think about is losing the family home. No one expects to lose their house to foreclosure, but by understanding the foreclosure process and what may lead up to it, you can be in a better position to recognize and address potential problems that may impact your ability to make every mortgage payment on time.
What is foreclosure?

In the contract you signed when your mortgage lender loaned you money to buy your house, you agreed that if you can’t repay the loan, the lender can foreclose to take ownership of the house.

If you do not pay your monthly mortgage payment, you are technically in default on your mortgage. State laws vary, but generally, a loan that is as little as 90 days delinquent can be considered in foreclosure.

Your lender may send you a notice indicating that they are starting foreclosure proceedings, but don't wait; take steps to prevent a foreclosure as soon as you realize you are having trouble paying the mortgage!

* Learn to recognize the warning signs of foreclosure.
* Know what early steps you can take to avoid foreclosure.
* If you are in the midst of a foreclosure, know the dos and don'ts.
* Know where to get help in dealing with issues that could lead to foreclosure.

Have a Plan B.

Don't wait until you're in a financial predicament before assessing your options. The time to develop a backup plan is not when things have gotten so bad that you are facing foreclosure, but when things are going well and you can prepare for the unexpected "what if's" that happen in life.

Sunday, October 5, 2008

The 12-Step Get-Out-of-Debt Program

Every Tuesday is Finance & Family Day at Zen Habits.
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Debt is a major problem for a lot of people these days. The problem is, even if they know they want to get out of it, they have a hard time figuring out how to start.

If you fit this description, this 12-Step program spells it out for you.

Now, there isn’t one way to get out of debt, and the best program should be tailored to each person’s individual situation. But if you feel like you just don’t know how to begin, this program is designed to give you a sort of guide — one that should be adjusted to fit your financial situation.

It’s aimed not at people who have their finances together and are just trying to pay off a credit card or two. It’s aimed at those who have trouble finding any extra money to pay off debts, who seem to find themselves getting deeper and deeper into debt, and don’t know how to stop it. In other words, it’s a bit of an emergency program.

Disclaimer: I’m not a financial advisor, and if you are in need of one, I suggest you find a qualified advisor. My only qualification is that I’ve made great strides in getting my finances under control, in starting an emergency fund, in paying all my bills on time, in not getting further into debt, and in eliminating my debt (I should be done by the end of this year). This program is based on my experiences, and on the large number of books and websites I’ve read.

The Zen Habits 12-Step Get-Out-of-Debt Program

1. Acknowledge the problem. The first step is admitting you have a problem. The first week, all you have to do is say to yourself, “I have a problem with debt. I got into this because I spend money I don’t have. But I believe that there’s a way out, and I can do this. I can control my spending, make a plan, and slowly get out of debt.” That’s a major step. Now set aside just 30-60 minutes a week to deal with your finances — make it a set day and time, and don’t let yourself miss this appointment.
2. Stop digging. If you’re in a hole, the first step is to stop digging, and that’s what you’re going to do this second week. For 30 days, see if you can stop any non-essential spending. If you have a major problem with credit cards, cut them up. If you’re not so bad with credit cards, at least put them away and don’t buy stuff online for one month. What’s essential? Obviously your bills, housing, auto, gas, groceries … that kind of stuff. Non-essential? Clothing, CDs, DVDs, books, magazines, gadgets … you know what I mean. Just 30 days. After that, you can decide how much to spend on these things.
3. Make small cutbacks. This third week, take a look at things you normally buy and see if you can cut out a few of them, or spend less on them. Groceries? See if you can buy house brands instead of name brands. Coffee? Make it yourself at home instead of buying out. Lunch? Try packing it to work instead of eating out. Add up what your cutbacks will save you this month.
4. Start an emergency fund. This fourth week, set up a savings account, if you don’t have one already, for an emergency fund. Now take the amount you saved in Step 3 (and even in Step 2 if you think you can make them last for awhile) and set up a regular automatic deposit from your checking to this emergency fund savings account for this amount. It’s important that before you start paying off debt, you have at least a small emergency fund. Aim for $1,000 at first, and you can grow that later. The reason: if unexpected expenses come up, and you don’t have an emergency fund, you will skip your debt payments to pay for the unexpected expenses. The emergency fund protects your debt payments.
5. Take inventory. OK, this is a step that we don’t like to take. But take a deep breath. You need to do this. Remember what you said in Step 1? You can do this. This fifth week, set up a simple spreadsheet. In one column, list all of your debts — credit cards, medical bills, auto loan, etc. You can leave out your mortgage, but put everything else. In the second column, put the amounts you owe for each debt. In the third, put the minimum monthly payment, and put the percentage interest in the fourth column. Total up the second and third columns to see your total debt owed and how much you have to pay, at a minimum, towards debt each month.
6. Make a spending plan. We don’t like to do this step either. But it’s not going to be as painful as we think. This sixth week, set up another simple spreadsheet. In one column, list your monthly bills (rent or mortgage, auto payment, utilities, cable, etc.) — everything that is a regular monthly expense. Then list variable expenses (things that change every month) like groceries, gas, eating out, etc. Later you should add irregular expenses (stuff that comes up once in awhile — less than once a month) such as auto and house maintenance, clothing, insurance, etc. But we won’t get into that now, as we want to keep it simple. In the second column, put down the amounts for each. Be sure to put enough for things like gas and groceries, as you don’t want to be short. Be sure to also include your minimum debt payments and your emergency fund deposit. Now, list your income sources and monthly amounts. There. You’ve got a temporary spending plan (you’ll want to add the irregular expenses later). Now, if the expenses are greater than the income, you’ll need to make adjustments until the expenses are equal to or less than the income.
7. Control spending. If you’re into your seventh week of this debt plan, you may find it hard to keep track of your spending and ensure that you’re sticking to your spending plan. Here’s the key: first do the emergency fund deposit. Then do the debt payments. Then do your monthly bills. Then withdraw the variable amounts in cash, and put them into separate envelopes. It’s old-fashioned, but it works, as you don’t have to worry about overspending. When your envelope is empty, you can’t spend anymore. Continue to cut back on non-essential spending as much as you can at this point, so you’re able to stick within your spending plan.
8. Pay bills on time. This may be a problem for a lot of people. It’s important, if you want to get out of debt, to start paying all your bills on time. If you follow the payment plan outlined in Step 7, your bills should be paid before you get to any discretionary spending categories. At this point, you want to focus on getting those bills paid on time, and making it a habit. If you have trouble remembering, try one of these methods: 1) pay bills as soon as they come in — take them to the computer and pay them online, or write out a check and prepare the envelope to be mailed the next day; or 2) set up a reminder in your calendar program to tell you when bills are due.
9. Start a snowball. Now that your finances are relatively under control, you can start a debt snowball. At this point, you should have the beginnings of an emergency fund, you should know how much you owe, you should have a temporary spending plan, you should be paying bills on time and controlling your spending. Now you can focus on paying your debt. Here’s what to do: If you can find at least $100 from your spending plan, use that to start your debt snowball. You may need to cut back on discretionary spending (as you did in Steps 2 and 3). Or, once your emergency fund is at $1,000, you can use the amount you were putting into that account for your debt snowball. If you have trouble finding $100 for a debt snowball, you need to look at what other expenses you can cut back on. OK, once you’ve found at least $100 for your debt snowball (and more would be better), take a look at your debt spreadsheet. First, order the debts from the smallest amount owed to the largest. Now, look at your smallest debt owed — you will start by paying $100 (your debt snowball) plus the minimum monthly payment on that debt each month, until the debt is paid off. When the debt is paid off, you will take the amount you were paying on it (let’s say $50 monthly payment plus the $100 debt snowball for a total of $150) and pay it to your next smallest debt, until it is paid off. Continue to pay off your debts, one at a time, until they are all paid off. Now you have a large sum you can put into growing your emergency fund, and funding your irregular expenses, and finally start investing.
10. Find larger cuts. Once you’ve controlled your finances and started your debt snowball, there are ways to increase the snowball — and hence the speed with which you get out of debt. Look at your larger expenses — are there ways you can eliminate or cut back on them? Can you sell your car for a smaller, used model? Can you find a smaller house or apartment to rent? Can you sell your house and rent a cheaper one? Can you get by with one car? Can you eliminate some services you’ve been using? Whatever cuts you make, apply that amount to your debt snowball — don’t spend it.
11. Grow your income. Another great way to get out of debt faster is to make more money. Look at ways you can make money on the side — or ask for a raise or get a better job. Take 30 minutes to brainstorm. Are there ways you can start a small business online? Sell your valuables on eBay? Start freelancing on the side? Get a part-time job? This only has to be temporary, but the more money you make, the faster you’ll get out of debt. Be sure to apply your new income to your debt snowball.
12. Track your progress. On your debt spreadsheet, be sure to update it every payday (or however often you pay debt) so that you can see your shrinking debt amount. You should be able to calculate how many months you have left before you’re completely out of debt. It may be a long ways off, but it’s within sight!
13. Bonus step: Celebrate! It’s important to celebrate, not only when you’re out of debt, but along the way as you eliminate each debt. Have fun! Make this an adventure. It can be amazingly satisfying to stop spending and gain control of your finances instead. Find free entertainment, make it a challenge to be frugal and save money and find cheap used stuff. Pat yourself on the back along the way.