Fremont, San Ramon, Pleasanton Realtor

they call it a credit, but you do have to pay it back in future years

the National Association of Realtors has posted a nice summary of how the $7500 tax credit passed by Housing and Economic Recovery Act (H.R. 3221) on July 30, 2008.

At the bottow you’ll find a summary chart and FAQ.

buy only for 2007 & 2008

Debt Relief Income Exempt from California State Income Tax:

This will be welcome relief for those taxpayers who had relief of debt in 2007 & 2008. If you’ve already filed your tax return, there are options to file an amended return. Given that the federal provisions were recently extended to 2012, California legislatures are being short sighted, and creating unnecessary anxiety for taxpayers who will be recognizing relief of debt from 2009 to 2012. Details on Senate Bill 1055

summary:

The California mortgage forgiveness debt relief law is effective immediately. It is similar to federal law, but with important differences.

The California law covers qualified debt forgiven in 2007 and 2008, and it:

• Limits the amount of qualified principal residence indebtedness to $800,000 for taxpayers who file as married/registered domestic partners (RDP) filing jointly, single, head of household, or widow/widower, and to $400,000 for taxpayers who file as married/RDP filing separately.
• Limits debt relief to $250,000 for taxpayers who file as married/RDP filing jointly, single, head of household, or widow/widower, and to $125,000 for taxpayers who file as married/RDP filing separately.

The federal law covers qualified debt forgiven from 2007 through 2012 and it:

• Limits the amount of qualified principal residence indebtedness to $2,000,000 for taxpayers who file as married filing jointly, single, head of household, or widow/widower, and to $1,000,000 for taxpayers who file as married filing separately.
• Does not limit the debt relief amount: it only limits the indebtedness amount used to calculate the debt relief amount.

- The $729,750 conforming jumbo is getting smaller.

October 2, 2008

****** Conforming Jumbo CHANGE 12/1/08 ******

We know the conforming jumbo limit was going to change on 1/1/09 to $625,500, however just recently I’ve learned from some banks that the last day to close a loan for $729,750 is on 12/1/08 (for other banks the last day will be in mid-November). What this means is that if your loan is greater than $625,500 and you can’t reduce it to this amount, you have to act fast to refinance that loan into a 30 year fixed. Loans are taking about 30 days to close right now, so you’d have to have a complete ready to submit to the lender by October 31 at the lastest.

Here some pricing scenarios:

Scenario 1: $729,750 loan amount, Loan to Value 80%, FICO 700, on a no-closing cost 30 yr fixed:
Rate 7.250% APR 7.250%

Scenario 2: $729,750 loan amount, Loan to Value 75%, FICO 720, on a no-closing cost 30 yr fixed:
Rate 6.500% APR 6.500%

Scenario 3: $729,750 loan amount, Loan to Value 60%, FICO 700, on a no-closing cost 30 yr fixed:
Rate 6.375% APR 6.375%

If you’re loan is less than $625,500 you don’t have to do anything right now, but for those with higher amounts, who will be going to float you should consider acting now.

I received this information from a lender regarding the HOPE Mortgage Program. It doesn’t look that promising but I would definitely investigate it. If you are interested in finding out more you have to contact your lender’s customer service department. Please share your experiences here. -sunil

Housing Finance Reform Title IV HOPE FOR HOMEOWNERS

Creation of a new FHA Loan Program “HOPE FOR HOMEOWNERS PROGRAM” (aka FHA Rescue):
(Page 394)
· The purpose of the Program it so insure refinanced loans for distressed Borrowers; allowing owner occupant homeowners to avoid foreclosure by reducing their principal outstanding balance and their current interest rate; (think of a short sell refinance). I am not aware of any Lenders that will pay an origination fee, when they are taking a significant loss of the loan to start. Lost principal that will be absorbed by the bank, possibly the Federal government if that comes out of our latest housing Bill on the floor. Not likely.

· The Bill authorizes $300 Billion in loan guarantees from October 1, 2008 through September 30, 2011 to establish the “HOPE FOR HOMEOWNERS PROGRAM”.

· Participation in the program is voluntary on the part of the existing Lender. No Lender of a distressed Borrower is required to accept the terms of the program. (Page 401)

This Lender is participating through our Servicing teams. All inquiring Borrowers should call their Servicer directly.
· Requirements for “HOPE FOR HOMEOWNERS PROGRAM”(HOPE loan) (Starts Page 397)
1. Principal residence only;
2. Borrowers certify that they did not intentionally default on the mortgage for the purpose of obtaining the HOPE loan.

3. Borrowers mortgage debt to income (including all existing mortgages) as of March 1, 2008 must be 31% or higher; (Page 398)

4. Calculation of the new loan amount will be based on: (Page 398)
A. Borrower’s ability to make mortgage payments determined by FHA or by other underwriting standards established by the Board; Look for the underwriting criteria to be released; AND

B. LTV limited to 90% of the appraised value;
5. The existing lien holder must waive any prepayment penalties and fees; (Page 399)
6. All existing lien holders (1^st and 2^nd) must agree to accept the proceeds as payment in full of all indebtedness under the HOPE loan; and all encumbrances must be removed. Look for further guidance on this point as FHA releases the program.

7. Those lien holders of existing subordinate mortgages will be entitled to future appreciation in the property. Standards and policies of the shared appreciation will be developed by FHFA. Factors used to establish this shared appreciation will be: (Page 400)

A. Status of subordinate mortgage;
B. Outstanding principal balance and accrued interest on senior mortgage and any outstanding subordinate mortgages;
C. The extent to which the current appraised value is less than the outstanding principal balance and accrued interest on any other liens that are senior and any other factors established by FHFA.

9. Rate and Term - The new rate will be fixed with a term not less than 30 years; (Page 401)
10. Loan Amount - The new loan amount cannot exceed $550,400.00; which is 132% of Freddie Mac loan limit established in 2007. ($417,000 x 132% = $550,400.00 ) (Page 401) I am not sure how this is going to work in the High Cost Areas, we will need to wait and see what FHA determines.

11. Second Liens - Borrower cannot put a new 2^nd lien on the property for 5 years after the refinance takes place; except as FHFA determines to be necessary to ensure the maintenance of property standards and provided the new lien: (Page 402)

A. Does not reduce the Government’s equity in the home; and
B. The CLTV does not exceed 95%.
12. Income Documentation - documented by: (Page 403) Must income qualify.
A. Income tax return transcript for most recent two (2) years, or
B. Copy of Tax Returns for the most recent two (2) years;
13. Mortgage Fraud – the Borrower cannot have been convicted of mortgage fraud under Federal or State law during the past 10 years. (Page 404)

14. Primary Residence – Borrower must supply documentation to prove that the residence being refinanced is their primary residence and is their only residence owned. If the Borrower owns investment property’s), they would not be allowed to participate. (Page 404)

15. Appraisal Independence – No one involved in the transaction can improperly influence or attempt to influence, through coercion, extortion, collusion, compensation, instruction, inducement, intimidation, non payment for services rendered or bribery, the development reporting, result or review of an appraisal sought in connection with the mortgage. (Page 407)

16. MI Premiums –
A. A 3% up front premium will be paid from proceeds of the mortgage, through the reduction of the amount of indebtedness that existed on the loan being refinanced; and

B. The annual premium will be 1.5% of the loan amount. This loan won’t come cheap; but look what the Borrower is getting – They get to keep their house! (Page 409)

17. Origination Fees and Interest Rate – (Page 409)
A. FHFA will establish a reasonable limitation on origination fees for the HOPE loan; and
B. FHFA will establish procedures that ensure the interest rate will be commensurate with market rates on such loans.
18. Equity Appreciation – Upon any sale or disposition of the property or subsequent refinance there will be a shared equity appreciation on a graduated scale. (Page 410)

A. Sale or refinance within one (1) year entitles HUD to 100% of the equity appreciation.
B. Sale or refinance within more than 1 year and less than 2 years entitles HUD to 90% of the equity appreciation.
C. Sale or refinance more than 2 and less than 3 years entitle HUD to 80% of the equity appreciation.
D. Sale or refinance more than 3 years and less than 4 years entitles HUD to 70% of the equity appreciation.
E. Sale or refinance more than 4 years and less than 5 years entitles HUD to 60% of the equity appreciation.
F. Sale or refinance within year 5 entitles HUD to 50% of the equity appreciation.
· Revised Standards for FHA Appraisers – Beginning October 1, 2008 any FHA appraiser must: (Page 422)
A. Be certified by the State in which the property is located or by a nationally recognized professional appraisal company; and

B. Demonstrate verifiable education in the appraisal requirements established by FHA.
To read HR 3221 in its entirety, click on the link shown below:
http://www.house.gov/apps/list/press/financialsvcs_dem/hr3221_bill_text.pdf