When we think of first time home buyers we think of a budding young couple braving the world to start a new life.  The truth is, we see first time home buyers from all generations.  Buying a home for the first time can be daunting for a person of any age - especially when it comes to financing that home. That is why it is important to know the tips and tricks of obtaining the right mortgage for your particular situation.  Thankfully this article is here to guide you through the steps!

Start With A Pre-Approval
First, let me say there is a distinct difference between a pre-qualification and a pre-approval.  The latter insinuates the loan officer has done his or her job properly to obtain the detailed information and documents needed needed to properly approve a loan.  Not doing so is a severe injustice for the buyer.  It will certainly mean changes in terms, loan program, and possibly even prohibit the excited buyer from even obtaining financing.   Too many times do I see an excited young buyer come in to get a home loan with the home of their dreams already picked out. Then, once we have obtained their income documents, they realize they cannot afford that house and their dreams come shattering down.  I am not going to beat a dead horse here.  So, bottom line:  Get Pre-Approved before going out and looking for a home. Click here to get started with a pre-approval!

Search For Any Available Down Payment Assistance
Many state and local governments provide periodic incentives for buyers to locate there.  For instance the State of Kansas provides a down payment assistance program for people looking for housing in certain areas.  Most of these programs have certain restrictions and are truly intended for those who need the assistance. 

Pick The Loan Program That's Right For You
Each home buyer is different.  Things such as different income levels, different financial assets, and different credit profiles make each borrower unique.  Don't go into buying a home without knowing what type of loan is right for your specific situation.  For instance, a borrower who has mediocre credit and sufficient assets to put 5% down on a home may assume they are going to obtain a conventional home loan.  However, upon looking closer, they may realize that the PMI (private mortgage insurance) is way high - thus making their payment much higher than they may be able to obtain using a federally insured FHA home loan.  It is important to talk to a licensed loan officer that is qualified and able to review the individual's unique situation and advise them on the loan program that is going to provide them the best benefits.

Work With A Realtor That is Knowledgeable In Your Market
It is a common misconception that you can save money by not using a licensed real estate professional.  Nothing could be further from the truth - especially for first time home buyers. First off, the seller is typically the person who pays an agent's commission.  If you don't use an agent as a buyer, the seller's agent keeps the whole commission.  You, the buyer, then have nobody in your corner when it comes to negotiating and ensuring you are getting a fair shake.  As your exclusive agent there is a fiduciary responsibility.  This means your agent puts your interests before theirs.  Something that is invaluable as a buyer.  Also, a quality agent will know the good neighborhoods that are more likely to increase in price and be able to point you in the right direction throughout the entire process.  Not only is a buyer's agent helpful, in my opinion, they are necessary.  This article from US New & World Report titled, 9 Common Myths That Plague Buyers & Sellers outlines several other common misconceptions.  

Be Prepared!
Regardless of where you buy a home, make sure you are prepared with the right financing prior to going out to search for homes.  This makes you a more attractive buyer which means you are more likely to land a home if a bidding war starts. Not being pre-approved and knowing exactly what type of loan, payment terms, and such will likely result in a very bad experience. Remember there is no such thing as planning to fail, only failing to plan!

Click The Button Below to Begin Your Home Planning Process!
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Our ladies and gentlemen in uniform sacrifice a great deal to serve their country.  Often leaving their families for lengthy assignments, sacrificing their own comfort, to make sure the rest of us can live in comfort back at home.  The least we can do, as citizens, is to provide them some comfort when they return. And what more comfort is there than to have your own pad to kick up your feet? That is one reason veterans can receive some of the best home financing terms available.  Thanks to the Veterans Administration's (VA) guaranteed home loans, which allow some really attractive terms and conditions, they can.  These stellar financing terms are available whether the veteran is purchasing a home or refinancing.  In fact, veterans can take cash out up to 100% of the value of their homes for things like consolidating credit card debt!  

There are three primary types of VA loans available to service members.  They are Zero Down Purchase Loans, VA Interest Rate Reduction Loans (IRRL - pronounced "Earl"), and Cash Out VA Loans.  The first step is to determine if you qualify for a VA loan.  All are described below.

Qualifying For A VA Loan
In order to qualify for a VA loan, service members must be able to obtain a Certificate of Eligibility. Just because you were in the military doesn't necessarily mean you will qualify for a VA loan.  Service members must meet certain criteria.  Such criteria can be found on the Veterans Administration's website.  Below is a table that summarizes who may be eligible for a VA loan based upon when and how long they served.
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Zero Down VA Purchase Loans
The VA guaranteed mortgage allows qualified veterans to purchase a home with little to no money out of pocket. This 100% financing is very attractive for veterans and allows them to keep money in their bank account so it can be used for other needs (such as relocating and moving expenses, closing costs, etc.)  There is an option to put money down, which, can save money on the VA Funding Fee (more on that later).  If you are real estate savvy veteran or have a real estate agent that is, you can even get into a house with no money out of pocket at all!  This can be accomplished by having the seller pay closing costs and settlement fees.  Click Here to apply for a VA home purchase loan.

VA Interest Rate Reduction Loans (IRRL)
Pronounced "Earl" these loans were created to allow veterans to take advantage of low interest rate environments like today.  If a veteran has a VA loan rate that is relatively high and wants to simply reduce their rate without taking any cash out, this would be the program for them.  The IRRL loan allows veterans to refinance without having to obtain an appraisal or provide any income documentation.  This streamlined program is very simple to complete and can be done in much less time than a typical refinance transaction.  
Click Here to apply for a interest rate reduction loan.

VA Cash Out Refinance Loan - 100%
One of the huge benefits of a VA guaranteed loan is the ability to cash out 100% of the equity in a home.  With a VA loan, borrowers can use the equity in their homes to pay off other debt, complete upgrades to the home, or use the funds for nearly any other purpose (within reason of course).  Unlike conventional home loans that allow borrowers to take up to 80% of the appraised value, VA borrowers can utilize the full appraised value of their home! Click Here to apply for a cash out VA loan.

Pros and Cons of a VA Loan
There are other benefits of a VA loan that haven't been mentioned yet.  First off, because they are guaranteed by the VA, they prove less risky for lenders. Thus, rates on VA loans are typically lower than conventional loans.

The lending guidelines are a little looser for VA loans too.  For instance the minimum credit score is typically 620 for most VA lenders, Whereas a conventional borrower with a 620 credit score would be very difficult to finance, VA borrowers with credit challenges are easier to approve.  The income requirements are looser too.  Whereas a borrower may only qualify with a debt to income ratio (DTI) of up to 45%, veterans can qualify with most lenders with a DTI of up to 55%!  This is a tremendous benefit and opens a lot of doors for veterans.

Another attractive benefit is that unlike conventional loans that have PMI and FHA loans that have MIP (both types of mortgage insurance) VA loans do not have any mortgage insurance. This helps reduce the overall cost of borrowing for veterans.  On a $200,000 home, the payment difference between an FHA loan and a VA loan would be about $142 in mortgage insurance alone!  This allows for veterans to buy more house than a standard buyer.

There is one drawback of VA loans.  The VA charges an upfront funding fee for most VA loans.  This fee ranges from 1.25% to 3.3% depending on the down payment on purchases and whether the veteran has ever used a VA guaranteed loan before. That fee is less for people who have not used the fee and for those who put more money down on a purchase loan.  According the VA website you do not have to pay the fee if you are a:

• Veteran receiving VA compensation for a service-connected disability, OR
• Veteran who would be entitled to receive compensation for a service-connected disability if you did not receive retirement or active duty pay, OR
• Surviving spouse of a Veteran who died in service or from a service-connected disability

Well Deserved Benefits 
From everyone at United Fidelity Funding Corp. we want to say THANK YOU to all of our service men and women who have sacrificed so much to protect our freedoms at home and abroad.  If you ever need any assistance or have any questions about VA home loans, please don't hesitate to Contact Us.  We're here to help!

To see if you may qualify for a VA loan, start by filling out our Quick Application.  A qualified VA loan specialist will contact you immediately with details.

Contract Pitfalls - Part One of Many  
- By Josh Turpin

When it comes to writing a purchase contract to buy a new home, many borrowers rely heavily upon their real estate professional's guidance.  I believe it is always wise for a buyer to use and agent. This provides a level of protection for the buyer and a second set of eyes to help make sure all of the T's are crossed and I's are dotted. However, it never ceases to amaze me how many real estate agents fail to write a contract correctly the first time and, because of very small technical errors, have to amend the contract one or more times before the final draft is complete.  Don't get me wrong, I am not saying that these agents don't know their stuff.  On the contrary, many of the agents we work with are top of their field and write several contracts each month.  The problem lies in the structure of the contracts they are writing.  Most of these issues can be avoided with a bit of foresight and just a little communication

Here is where the problem lies: In most real estate transactions there is some sort of financing involved. It is typically one of the most vital components of the deal. Whether it be a government backed loan or a standard conventional loan, it is important to know how to structure the contract around the borrowers specific type of loan.  When it comes to financing the rules are very clear cut.  There are things you can do and things you can't.  As loan originators, we don't set the rules, that is up to Fannie Mae and Freddie Mac (for the most part).  We do however, have to follow them.  Below are a couple common contract errors related to financing made by agents that, if avoided, will help them close more deals faster with fewer issues.

Don't List Personal Property on The Purchase Contract
Quite frequently a real estate purchase contract will list a variety of unattached, personal property as a part of the transaction.  Mortgage loans CAN NOT be used to finance unattached, personal property.  For the most part things like appliances, window treatments, and fixtures can be included and not create a problem with the loan.  However things like patio furniture, inside furniture, and things like recreational vehicles cannot be added to a purchase contract (yes, I have seen RVs in contracts).  If they are, they will have to be removed via an addendum.  Your best be is to simply write a separate, simple bill of sale for $1, subject to (but not part of) the real estate contract closing.  This will prevent  you from having to amend the contract later on.

Don't List Specific Inspections or "Repair Work" To Be Completed
This may sound strange but we recently had an FHA purchase loan where the loan underwriter asked for a copy of the home inspection because it was dictated that some "minor repairs" be completed within the real estate purchase contract.  It also listed that the seller would pay for a home inspection. The property had passed the FHA appraisal inspection but the property condition inspection reported a few things that raised the question of the property's soundness.  Had this not be listed in the contract, it wouldn't have been required as a condition of the loan.  Fortunately we were able to get this completed by simply showing some paid invoices from the contractor that completed the work.  But, it definitely slowed down the transaction.

Be Cautious of Addendum and Amendments 
Frankly as a lender we really only care about the numbers within the contract.  Anything else is really not too important to our side of the transaction.  That is not to say that the attachments to the original contract that doesn't have any numbers cannot foul things up from on the loan.  For instance, an addendum that is added to the contract which requires some additional work to be completed, as long as it doesn't affect the appraisal value, is not a real concern of ours...if you get my drift.

Finally, be certain to know what type of financing the borrower is getting prior to writing the contract. Make sure they are actually APPROVED and not just pre-qualified (more on this later).  Some lenders will dole out pre-quals like handbills. They do this to try to capture the client early on  Then, once they get a complete loan file, they may have to switch the loan program. This is predominantly because they do not gather the proper information or documentation needed to properly approve the client.  It can be detrimental to a client. This causes more work for the realtor and the borrower as additional disclosures and addendum may be needed specific to that loan program.  A good loan officer will earn the business, not capture it, and get their borrowers approved prior to sending them out on the streets to look for houses.
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