5 Most Common Questions Asked by First-Time Home Buyers

First-time home buyers typically have a lot of questions about the buying process. This is understandable, given the size of the investment involved. This article answers five of the most common questions asked by first-time buyers.

1. How do I determine my price range?

Determining your price range should be one of the first steps you take. Once you know how much you can comfortably afford to pay each month, you’ll be able to narrow your house-hunting process to homes that fall within your budget. This will save you a lot of time and energy.

To determine your price range, sit down and compare your monthly income to your monthly expenses (savings, credit card payments, car payment, groceries, entertainment, etc.). How much is left over each month? Your monthly mortgage payment should be less than this amount. Now you can use an online mortgage calculator to break each sale price down to a monthly amount, and determine if that amount is inside or outside your comfort zone.

2. Do I need a real estate agent?

The short answer is yes. If you’re buying a first home, it’s a good idea to have a real estate agent. Buying a home is one of the biggest financial transactions you will ever make. So it makes sense to have professional help.

Your agent will help you find homes that match your price range and desired features. He or she will also help you validate the asking process (see below), prepare a purchase offer, negotiate with the seller, and navigate the rest of the home buying process.

3. How do I research the asking price?

First, you have to realize that it’s called an “asking price” for a reason. The price set by the seller is never set in stone. It’s what they are asking for, but it might not be the true market value of the home. Your real estate agent will help you validate the asking price by looking at comparable, recent sales in the area. This will tell you if the asking price is reasonable or too high, based on current marketing conditions.

4. Which type of mortgage loan should I choose?

First, do some research on the basic types of home loans — fixed rate, adjustable rate (ARM), FHA versus conventional, etc.

When researching the different mortgage types, pay attention to paragraphs that begin with: “This type of mortgage might be best for you if…” Generally, this type of statement is usually followed by a series of pros and cons that will explain the type of buyer who might choose that option.

As a general rule, if you’re going to be in the home for quite a while (five years or more), it’s probably best to choose a fixed-rate mortgage. On the other hand, if you think you’ll only be in the home for two or three years, you might want to choose an adjustable-rate mortgage to save money during your short period of ownership.

5. What happens at the real estate closing?

The real estate closing (also known as a “settlement”) is when property ownership transfers from seller to buyer. All remaining fees will be paid as well, and these are known as closing costs. The seller receives their portion of the payment, minus what they still owe on the mortgage. The deed of ownership is transferred to reflect the new owner.

As a home buyer, you would be wise to save more money than you think you’ll need at closing, just to be safe. You should also make sure you receive a HUD-1 statement (or “settlement statement”) at least one day prior to the closing date. This document gives you an itemized list of the costs you’ll be expected to pay at closing. The Real Estate Settlement Procedures Act (RESPA) requires that the escrow agent or lender provide this document at least one day before the closing.

November 15, 2017Buying, First Time Home Buyer5 Most Common Questions Asked by First-Time Home Buyers[email protected]

What to Look for When House Hunting for the First Time

House hunting is one of the most exciting parts of the home buying process, and for obvious reasons. But it requires a bit of preparation as well. In this lesson, we will discuss some of the things you should focus on before and during the house-hunting process.

Before you go out looking at homes, it’s a good idea to write down a list of wants versus needs. These items should be placed in separate columns on a piece of paper. A need is something you can’t live without, such as the number of bedrooms in the home. A want is something that would be nice to have, but isn’t an absolute necessity, such as a great view. This will help you a lot when you actually begin the house hunting process. It will serve as a constant reminder of what’s most important to you — and what you can live without.

One of the biggest mistakes first-time home buyers make when house hunting is to become too emotional about the process. Sure, it’s a very exciting time in your life. Anyone who has ever bought a home before can understand that. But it’s also a financial investment, and like any other investment you need to look at it with an analytical eye. Enjoy the process, but stay calm enough to view each property with an objective eye.

Consider the Neighborhood

So what else should you look for when house hunting for the first time? Well, you want to consider the neighborhood as well as the home. This is another thing first-time buyers often overlook. They fall so in love with a house when they first see it that they forget to consider the neighborhood, the geographical location, the distance from work or school, etc. Remember, when you buy a home, you also buy into the neighborhood and community around it. This is a quality-of-life issue, so it’s an important consideration to keep in mind throughout the process.

House Hunting and Inspections are Different

Now let’s talk about some of the things you should look at when house hunting and touring homes. Keep in mind that you’re going to have a home inspector come out and examine the house from top to bottom, after you make an offer to buy it. (At least, you should hire a home inspector.) So you don’t necessarily need to look at the roof and the foundation and other structural elements. Not yet anyway.

Sure, you want to make sure the home appears to be in good condition overall. But more importantly, you should focus on that list of wants and needs you created at the beginning of the house hunting process. A full inspection can come later.

You also want to make sure the home is laid out in such a way that’s conducive to your lifestyle. Does it have enough bedrooms and bathrooms? Is the master bedroom upstairs or downstairs? Does it have a fenced-in lot, if that’s important to you? Is it located near work or school? What is the neighborhood like? Do people in the area seem to take pride in their homes, or is it a neighborhood in decline?

These are some of the most important things you should look for when shopping for house.

Pre-Approval Should Always Be Your First Step

In many markets across the country, the number of buyers searching for their dream homes greatly outnumbers the amount of homes for sale. This has led to a competitive marketplace where buyers often need to stand out. One way to show you are serious about buying your dream home is to get pre-qualified or pre-approved for a mortgage before starting your search.

Even if you are in a market that is not as competitive, knowing your budget will give you the confidence of knowing if your dream home is within your reach.

Freddie Mac lays out the advantages of pre-approval in the My Home section of their website:

“It’s highly recommended that you work with your lender to get pre-approved before you begin house hunting. Pre-approval will tell you how much home you can afford and can help you move faster, and with greater confidence, in competitive markets.”

One of the many advantages of working with a local real estate professional is that many have relationships with lenders who will be able to help you with this process. Once you have selected a lender, you will need to fill out their loan application and provide them with important information regarding “your credit, debt, work history, down payment and residential history.”

Freddie Mac describes the 4 Cs that help determine the amount you will be qualified to borrow:

Capacity: Your current and future ability to make your payments
Capital or cash reserves: The money, savings, and investments you have that can be sold quickly for cash
Collateral: The home, or type of home, that you would like to purchase
Credit: Your history of paying bills and other debts on time

Getting pre-approved is one of many steps that will show home sellers that you are serious about buying, and it often helps speed up the process once your offer has been accepted.

Bottom Line

Many potential home buyers overestimate the down payment and credit scores needed to qualify for a mortgage today. If you are ready and willing to buy, you may be pleasantly surprised at your ability to do so as well.

Article by The KCM Crew on June 27, 2017 in First Time Home Buyers, For Buyers, Move-Up Buyers

June 27, 2017Buying, First Time Home Buyerbuyers, buying a home, first step, first time home buyers, pre-approval, Pre-Approval Should Always Be Your First Step, Real Estate, real estate agent, real estate buying[email protected]

How and Where Do I Begin When Buying a Home?

Beginning a home search can be a disconcerting task, especially for first-time buyers. Perhaps the biggest question is how and where to begin the process. Some people begin by looking at real estate listing websites, while others call real estate agents right off the bat. The process varies.

So, what is the best way to begin your quest for a new home? In truth, any way you begin the process is a good way, because the most important thing is to get started. You will learn a lot as you go along, so the idea at this stage is just to get moving.

Here are some things to keep in mind at this early stage:

Do the Proper Research

Buying real estate can be an overwhelming experience for the first-time buyer. But you can make the process much easier simply by understanding it. Start with the lingo. By learning the terminology associated with home buying and mortgage, you will make smarter decisions along the way.

Next, start learning the differences (and pros and cons) of the different types of home loans. This includes the key differences between fixed and adjustable-rate mortgages, as well as government-backed versus conventional loans.

Your third area of research is the local housing market. What are home prices doing in your area? What is the supply and demand situation? Are you in a buyers’ market, a sellers’ market, or somewhere in between?

Set Your Budget

Early in the home buying process, you should sit down and work out a monthly budget for your mortgage payment and other housing-related costs. Remember, there is a difference between the loan amount you can be approved for by the lender, and the amount you can actually afford. In the end, only you can determine your housing budget.

Establishing a budget will help “frame” your home search so you are only looking at homes within your budget range. Many first-time buyers fail to take this step and therefore waste time and energy looking at homes that are well above their budget.

You can find plenty of websites that offer mortgage calculators, and these tools are a good place to start when determining your budget. Just keep in mind that the one variable you can never predict in advance is the interest rate. Only by speaking to a lender can you get a full mortgage quote that includes the interest rate (based on your credit history and other factors).

Get Pre-Approved for a Mortgage

Pre-approval is when the lender reviews your financial situation to determine how much of a loan they are willing to give you. After completing this process, you’ll be able to show the seller your pre-approval letter. This gives them the confidence that you can buy their home, which is especially important when more than one buyer makes an offer.

Do not confuse pre-qualification with pre-approval. Pre-qual is an informal process in which the lender tells you how much of a mortgage you might qualify for. Pre-approval, on the other hand, is a more detailed review of your finances and is likely to reflect the actual loan amount the lender extends to you. In other words, the person selling the home will pay more attention to the pre-approval letter.

There are different ways to begin the home buying process. The list of steps offered above is a good place to start.

The Home Buying Process: 12 Steps to Success

First-time buyers typically have a lot of questions about the home buying process, and in particular the various steps encountered along the way. This article lays it all out for you, from start to finish. Here are 12 steps you should take when buying a home.

1. Check Your Credit

Credit scores have always been important for home buyers, but they are more important today on the wake of the housing crisis. According to industry experts, home buyers generally need a credit score of 600 or higher to qualify for a loan, and 720 or higher to qualify for the lowest interest rates. But these numbers are not set in stone.

So your first step should be to review your financial situation. Order your credit reports from Experian, Equifax and TransUnion, and check them for errors. Order your credit score (different from your reports) to see how you stack up against the national average. If necessary, focus on improving your score by paying down credit card balances, making all bill payments on time, etc.

2. Determine Your Budget

Don’t make the mistake of letting a mortgage lender tell you what you can and cannot afford, in terms of a monthly mortgage payment. In reality, the only thing a lender can tell you is the amount you qualify for — not the amount you can realistically afford. You should determine your home buying budget for yourself. There are a lot of free mortgage calculators online that can make this process easier for you.

3. Research and Choose a Type of Mortgage

Do you know the difference between a fixed-rate mortgage and an ARM? This is just one of the things you need to understand before applying for a mortgage loan. The key to success when choosing a mortgage is to consider your long-term plans and find a loan that matches those plans. To do this, you must learn the pros and cons of the primary loan types. Consider the differences between FHA-insured and conventional loans, as well.

4. Get Pre-Approved for a Loan

Pre-approval is a process in which the mortgage lender reviews your financial and credit history to determine your “creditworthiness.” When you get pre-approved for a certain loan amount, there’s a good chance you’ll receive final approval for that amount as well, when the time comes.

Having a pre-approval letter in hand also shows sellers that you are serious about (and capable of) purchasing their home. This can make a big difference in active real estate markets, where the seller may receive multiple offers from competing buyers.

5. Find a Real Estate Agent

If you are buying a home for the first time, or in a new city you’re not familiar with, it’s wise to hire a professional real estate agent. When you compare the amount of money you’ll pay for a new home with the size of the agent’s commission (which typically gets paid by the seller), you’ll see that it’s worthwhile to hire an agent. Choose an agent who specializes in helping buyers, as opposed to sellers.

6. Narrow Your Search

The neighborhood you choose is nearly as important as the house itself, because both have a direct bearing on your quality of life — not to mention future resale value. So research the different neighborhoods and communities in your area. Talk to people who live in them. Use the Internet to gather information. You’re not just buying a house; you’re buying the location as well.

7. Begin House Hunting

This is where you and your agent visit homes to find one that matches your needs. Here are some helpful tips. Take a digital camera with you to get pictures of each home. This will help you remember the details later on. Bring a notepad for the same reason. While you’re at it, you might want to bring a friend along for an unbiased opinion of each property — you know, that outspoken friend who calls it like it is.

8. Evaluate the Asking Price

It’s called the “asking price” for a reason. Just because a property is listed at $250,000 doesn’t necessarily mean it’s worth that amount. It might be wishful thinking on the seller’s part. This is another area where it helps to have a real estate agent. Most agents are experts at validating sale prices against recent sales in the area, and that’s the best way to find out if the price is realistic or inflated.

9. Make an Offer

Once you’ve determined that the price is fair and reasonable, you are ready to make an offer on the property. Always make the offer contingent upon the home inspection (see next item). That way, if the inspector uncovers an issue that you consider to be a deal breaker, you have a way out of the contract. Ask your agent about these and other “contingencies.”

10. Get a Home Inspection

Property inspections usually only cost a few hundred dollars. That’s a small price to pay for the peace of mind you get in return. A home inspector will review the structural and mechanical aspects of the house, including (but not limited to) the roof, foundation, electrical, and heating / cooling system.

11. Attend the Closing / Settlement Process

So, you’ve made it through all of the inspections and the process is still on track. Great! The next step will be the closing / settlement process (it goes by different names in different parts of the country). You can prepare for this process early by putting extra money aside. This is when the title to the property is transferred from the seller to the buyer. You’ll also be signing a lot of paperwork and paying any other fees that are due.

12. Tie Up Loose Ends

After your move, you’ll have a few more tasks on your list. Transfer your utilities if you haven’t done so already. Complete a change-of-address form with the post office (you can do it online these days). Get a safe deposit box for your home insurance policy and other important documents. Set up a mortgage payment schedule or an online auto-pay system. And give yourself a pat on the back … you’re now a homeowner!

April 11, 2017Buying, First Time Home Buyer, Important, Moving, Real Estate, Tipsbuy, gina villanell, Home Buying, house, Move, new home, Real Estate, south florida real estate, south florida real estate agent, southflorida, villanellsells[email protected]

Why Millennials Choose to Buy

kim Kardashian

April 11, 2017Buying, First Time Home Buyer, Important, Millennials, Real Estatebuy, buyrealestate, gina villanell, invest, Millennials, sells, villanellsells, why choose to buy, younginvestors[email protected]

What Real Estate Agents Do for Home Buyers

What is the role of a real estate agent during a home buying transaction? If you ask a hundred different agents this question, you will likely get just as many different answers.

In truth, the primary role of a real estate agent when working with buyers is a simple one. Your agent’s primary obligation is to help you find a home that meets your needs, and to help facilitate the purchase. In exchange for this service, the real estate agent is paid a commission.

The Commission Earned

Traditionally, real estate agents have earned a six-percent commission for services rendered. The commission is typically split evenly, with three percent going to both the buyer’s and seller’s agent. The commission is usually paid by the seller involved in the transition.

These days, some real estate companies offer “stripped down” services at a reduced commission. For instance, they might only help with the paperwork and closing process, once you have already found a home. They charge a lower commission rate because they offer fewer services than what you would get from a traditional agent relationship.

The Duties Performed

The roles and duties performed may also vary depending on the agent. Some consider themselves selling agents, concentrating their efforts on assisting home sellers. Others consider themselves buying agents and focus their efforts on helping buyers primarily. The majority of real estate professionals assist both buyers and sellers (though usually not within the same transaction).

In the early stages of buying a home, the agent plays an important role. This person will (or should) serve as your guide on the quest to find a new home. He or she should listen to your needs and ask questions in order to determine what is the right kind of home for you, and where to find them.

Your agent should be able to compile a list of potential homes that may suit you. This list will point you in the right direction when you start the house hunting process. Once you find the home you are interested in buying, your agent will help negotiate the deal between you and the seller, serving as a go-between to make offers and counter-offers until an agreement is made.

The Process Delivered

Your agent should also keep the communication flowing and the process moving. This will be done through follow-up phone calls and emails, keeping tabs on paperwork, etc. He or she should keep you updated on a regular basis, and should keep an open line of communication with you.

During the pre-closing inspection (a.k.a. final walk-through), your agent should be with you in case you find any issues that need to be addressed, such as scheduled repairs that were never made. In these cases, your agent will attempt to negotiate some type of agreement regarding the damage.

Depending on the state where you live, your agent may also play an active role in the closing / settlement, or they may not be involved much at all. Either way, it’s helpful to have a professional on hand who is familiar with the transaction from start to finish, just in case additional information or negotiations are needed.

The role of the buyer’s real estate agent is an important one. For this reason, it’s important that you meet with prospective representatives and choose one you are comfortable with. You should be equally confident in their professional abilities and their communication skills. After all, the person you choose will be your direct representative through the entire home buying process.

FHA Mortgage Insurance Premiums Have Been Reduced for 2017

Do you plan to use an FHA loan to buy a home in 2017. If so, I have some good news. The Department of Housing and Urban Development (HUD) announced this week that it would reduce the FHA annual mortgage insurance premium (MIP) for 2017. This change will take effect later this month, and it could save homeowners an average of $500 this year according to officials.

In 2017, the annual MIP for most home buyers who use a 30-year FHA loan will be reduced to 60 basis points, or 0.60% of the loan amount. See the table below for details.

Mortgage Insurance Premium Table, and Additional Details

Borrowers who use the Federal Housing Administration (FHA) loan program to purchase a house are generally require to pay two different mortgage insurance premiums, or MIPs. This insurance protects the lender in the result of borrower default.

There’s an upfront premium, usually set at 1.75% of the loan amount.
There’s also an annual premium, which is the one being reduced for 2017.

On January 9, 2017, HUD officials announced they would be lowering the annual mortgage insurance premium rate by 25 basis points, or 0.25%. This is great news for borrowers who plan to use an FHA loan to buy a house, because they could save an average of $500 per year according to HUD.

The revised annual mortgage insurance rate will apply to most new FHA mortgage loans with a closing / disbursement date on or after January 27, 2017.

The table below was published along with the official policy update sent out by HUD on January 9, 2017. You’ll see the reduced mortgage insurance premiums under the “New MIP” column on the right.

The FHA’s MIP tables can be confusing at first glance. But there’s a method to reading them. For starters, you’ll want to find your loan’s term or length. If you’re going to use standard 30-year FHA loan, refer to the top half of the table where it says: “term > 15 years.” Next, use the loan amount column that applies to you. The “LTV” column is essentially the inverse of your down payment. Most FHA borrowers put down 3.5%, since that’s the minimum down payment for the program; so the LTV in this case would be 96.5%.

Bottom line: Most FHA borrowers in 2017 will end up with an annual mortgage insurance premium rate of 60 basis points, or 0.60% of the loan amount.

Pros and Cons of the Program

There are pros and cons to every kind of mortgage loan, and this applies to the FHA program as well. Borrowers who use this program generally encounter the added cost of mortgage insurance.

On the surface, this might seem like a drawback to using an FHA loan to buy a house. But this insurance coverage allows people to buy a home who wouldn’t otherwise qualify for a mortgage loan with such a low down payment.

In order to avoid mortgage insurance entirely, you would have to make a down payment of 20% or more, or use a “piggyback” loan strategy. Thus, the FHA program is a viable option for home buyers with limited funds saved up for a down payment.

How Will Spouse’s Bad Credit Affect Our Mortgage Loan?

Question: “I have excellent credit. But my husband has bad credit. We want to buy a house together, using our combined income. How will his credit situation affect our chances of getting approved for a home loan? Can we just use mine?”

For richer or poorer, in sickness and in health, and with good credit or bad. Marriage is all about sharing!

All jokes aside, here is the short answer to your question:

If you plan to use both incomes to qualify for a loan, the lender will probably look at both of your credit scores as well. If they only looked at your excellent score, you would have an easier time getting approved and would probably qualify for a great interest rate. But your husband’s low score will likely come into the picture, and it could affect your ability to secure financing. It could also cause you to take on a higher rate.

Here’s the longer answer to your question:

When you marry somebody, your credit scores remain separate. Yours is yours, and his is his. They do not merge in any way. You share everything else in marriage — just not your credit scores.

Of course, if you apply for some kind of financing as a couple (like a mortgage loan), the lender will review both of your scores. They do this to see how both of you have borrowed and repaid money in the past. But they’ll also look at your combined income, and that could work in your advantage in terms of securing a loan. So it often becomes a tradeoff. Having two incomes could help you qualify for a loan, while the lower credit score could create problems. It all comes down to how the lender views you as a “total package.”

This is actually a common scenario. A lot of married couples are in the same situation as you. One person will have excellent credit, while the other spouse will have bad credit. But they want to use their combined incomes in order to qualify for a certain loan amount. The bottom line is that if both names are on the loan documents, and both incomes are being used to qualify, then both credit scores will be reviewed as well.

There’s an article about this on myFICO.com, a website owned by the company that created the FICO credit-scoring model. Here is what they said to someone asking the same question as you:

“Even if your wife’s good score would qualify her for a loan with a good interest rate, your bad score may mean that, as a couple, you would only qualify for a loan at a worse interest rate. If your score is very bad, you may not qualify at all.”

Can You Get a Loan on One Income?

If your spouse’s credit is so bad that it will affect your ability to secure financing, you basically have two choices. One option is to apply for the loan by yourself, using only your income to qualify. The drawback here is that you’ll qualify for a lesser amount, when using a single income instead of two.

You could also wait until your spouse has a better credit score, and then apply for a loan. How to improve a score is another lesson entirely. In short, it is best accomplished by paying all of your bills on time, and by reducing credit card usage and balances for a more favorable “utilization ratio.”

Having a spouse with bad credit is not necessarily a deal-breaker as far as mortgage loans go. The lender will consider the bigger picture, including your income stability, employment, debt-to-income ratio, and other factors. But it does require some extra consideration on your part. Hopefully this article gives you some things to consider. Good luck to you and your spouse in your home buying ventures!