We all know the tax credit is ending soon, and the “target date” for the majority of folks is April 30th.

Well, set those clocks back because if you are thinking of going to go with an FHA loan, mark April 5th down and circle it!

We know everything there is to know about FHA loans. While FHA has been the hot and “new” topic for the past few years, we [...]]]> If you are a first-time homebuyer, have less than perfect credit, or simply just do not have a 20% down-payment, then an FHA loan may be for you.

We know everything there is to know about FHA loans. While FHA has been the hot and “new” topic for the past few years, we have been doing FHA loans for over 10 years.

We know how important it is to make your home affordable and this is why we have chosen to excel in the FHA loan program.

With an FHA Loan, you get:

• Low Down Payments
• Great Interest Rates
• Easier qualifications than normal financing

Whether you are looking to simply learn more about how much you can get approved for or needing to refinance out of your high interest rate loan, we can help!

We make the FHA mortgage process simple and stress-free by offering you great advice, great rates, great service, and most importantly, and great experience.

MORTGAGEE LETTER 2005-50

December 29, 2005

TO:                 ALL APPROVED MORTGAGEES, ALL APPROVED APPRAISERS

SUBJECT:    Enhancements to [...]]]> I’ve been asked this a number of times here in the last 2 months or so, and since I’m preparing to do my second FHA Streamline 203(k), here are the basics of how it works (from HUD).

MORTGAGEE LETTER 2005-50

December 29, 2005

TO:                 ALL APPROVED MORTGAGEES, ALL APPROVED APPRAISERS

SUBJECT:    Enhancements to “Streamlined (k)” Limited Repair Program

Mortgagee Letter 2005-19 (ML 05-19) announced the Streamlined (k) Limited Repair Program to augment FHA’s existing Section 203(k) rehabilitation program for less extensive repairs and improvement.  This Mortgagee Letter replaces in its entirety ML 05-19 and is designed to make the program more reflective of the desire of many homebuyers and existing homeowners to improve their homes including making them more energy efficient.

This Mortgagee Letter contains important changes to the Streamlined (k) program described in Mortgagee Letter 2005-19, including:

• Additional eligible work items, including lead-based paint stabilization.
• Increased maximum mortgage amount for repair or rehabilitation costs from $15,000 to $35,000.
• Elimination of minimum repair cost threshold.

Like the regular Section 203(k) rehabilitation loan program, Streamlined (k) is available for use in conjunction with other Departmental programs and activities.  This Mortgagee Letter introduces some procedural requirements applicable only to Streamlined (k) – including:

• The availability of Streamlined (k) to pay for lead-based paint stabilization costs above and beyond that paid for by HUD when it sells real estate owned (REO).
• The option (rather than a requirement) for the mortgagee to establish a contingency reserve of rehabilitation loan proceeds.

In addition, like the regular Section 203(k) program, Streamlined (k) is available:

• To augment an FHA Energy Efficient Mortgage (EEM),
• To insure the mortgage on a single-family housing unit sold from the HUD’s REO inventory
• To insure a mortgage that covers both repairs costs and the refinance of an existing mortgage.

What improvements are eligible under the new Streamlined (k) program?

The Streamlined (k) program is intended to facilitate uncomplicated rehabilitation and/or improvements to a home for which plans, consultants, engineers and/or architects are not required.  The Streamlined (k) program includes the discretionary improvements and/or repairs shown below:

• Repair/Replacement of roofs, gutters and downspouts
• Repair/Replacement/upgrade of existing HVAC systems
• Repair/Replacement/upgrade of plumbing and electrical systems
• Repair/Replacement of flooring
• Minor remodeling, such as kitchens, which does not involve structural repairs
• Painting, both exterior and interior
• Weatherization, including storm windows and doors, insulation, weather stripping, etc.
• Purchase and installation of appliances, including free-standing ranges, refrigerators, washers/dryers, dishwashers and microwave ovens
• Accessibility improvements for persons with disabilities
• Lead-based paint stabilization or abatement of lead-based paint hazards
• Repair/replace/add exterior decks, patios, porches
• Basement finishing and remodeling, which does not involve structural repairs
• Basement waterproofing
• Window and door replacements and exterior wall re-siding
• Septic system and/or well repair or replacement

What are the minimum and maximum amounts for repair costs under this program?

Given the need for homeowners to make minor repairs without exhausting personal savings, and in consideration of the increasing cost of materials, the minimum repair cost of $5,000 is eliminated and the ceiling is now raised to $35,000.  This revised maximum repair/rehabilitation amount recognizes the cost of making older homes more energy efficient.  Note that as described below, when the repairs exceed $15,000, the mortgagee must perform or obtain an inspection to determine that all listed repairs were completed.

Can this program be used for repairs and improvements on purchases of HUD Homes?

Like the regular Section 203(k) program, Streamlined (k) may be used for single-family housing sold by HUD. REO properties that have been designated by FHA’s Management and Marketing contractor (M&M) as “insurable” with repair escrow ($5,000 or less in required repairs) or “uninsurable” (with more than $5,000 but no more than $35,000 in required repairs) are eligible for the Streamlined (k) program provided that the repairs qualify as eligible work items outlined in this Mortgagee Letter.

In addition, mortgagees are reminded that nonprofit purchasers of multiple HUD Homes using the Streamlined (k) program must comply with the approval and financing requirements described in Mortgagee Letter 00-8.

What if the REO property requires lead-based paint stabilization?

The Streamlined (k) program may be used for the financing of REO purchases where a pre-1978 property has been determined to contain lead-based paint and the M&M Contractor has completed a stabilization plan and cost estimate to stabilize (mitigate) the deteriorated paint.  The purchaser must sign a 203(k) rehabilitation financing lead agreement requiring that a clearance examination and report be included in the work write-up and conducted before release of the final construction disbursement and before occupancy.  The credit from HUD, received at sales closing by the purchaser, associated with the lead-based paint stabilization plan is not included in the $35,000 Streamlined (k) limit.  The Streamlined (k) program may be used for all eligible repair items as shown above, including the cost of lead-based paint stabilization not paid for by HUD when it sells a property requiring lead-based paint stabilization. A state- or Environmental Protection Agency (EPA) certified lead-based paint inspector, certified risk assessor or sampling technician, must perform the clearance examination.

When the Department sells a single-family REO property, the M&M Contractor determines whether repairs are necessary to stabilize any lead-based paint.  HUD’s regulations for pre-1978 housing require the stabilization of paint except for paint determined not to be lead-based paint.  HUD may reduce the sales price by the amount of a credit equal to the Department’s contribution toward the cost of lead-based paint stabilization.  Any lead-based paint stabilization costs in excess of this credit become the responsibility of the purchaser.

Can the Streamlined (k) program be used for refinancing the mortgage?

The Streamlined (k) program is also available for mortgage refinance transactions including those where the property is owned free-and clear. Only credit-qualifying “no cash out” refinance transactions with an appraisal are eligible for the Streamlined (k) program.  The form HUD-92700 provides instructions for calculating the maximum mortgage permitted for Streamlined (k) loans for purchase and refinance transactions.

If the borrower has owned the property for less than a year, the acquisition cost must be used to determine the maximum mortgage amount. The requirement to use the lowest sales price within the last year does not apply to the Streamlined (k) program.

What are the appraisal requirements under the Streamlined (k) program?

The Streamlined (k) program may be used for discretionary repairs and/or improvements that may not have been identified in the course of a pre-purchase inspection or appraisal.  The mortgagee must provide the appraiser with information regarding the proposed rehabilitation or improvements and all cost estimates so that an after-improved value can be estimated.  A

description of the proposed repairs and/or improvement must be included in the appraisal report as well as the contractor’s cost estimate.  The appraiser is to indicate in the reconciliation section of the appraisal report an after-improved value subject to completion of the proposed repairs and/or improvements.

What are the mortgagee’s requirements for examining the contractor bids? For paying the contractor prior to beginning construction? For inspections of the work?

• Contractor bids:  While mortgagees are not contractors, participation in this program requires that they examine the contractor’s bid(s) and determine that they fall within the usual and customary range for similar work.  Mortgagees must also ensure that the selected contractor(s) meet all jurisdictional licensing and bonding requirements.
• Payments in advance of construction:  The mortgagee—at its discretion—may provide the contractor with up to 50 percent of the estimated cost of any work item prior to beginning construction.  Such payments should only be made where the mortgagee is satisfied with the reputation of the contractor(s) and the contractor is not willing or able to defer receipt of payment until completion of the work or the payment represents the cost of materials incurred prior to construction.
• Payments for Inspections:
  • For repair costs not exceeding $15,000, the mortgagee is not required to perform, or have others perform, inspections of the completed work. However, the mortgagee may choose to obtain or perform inspections if it believes such actions are necessary for program compliance and/or risk mitigation.  Mortgagees may also ensure that the repairs and/or improvements have been completed by obtaining contractor’s receipts or by a signed Mortgagor’s Letter of Completion.  If the mortgagee determines that an inspection(s) by a third party is necessary to ensure proper completion of the proposed repair or improvement item, the mortgagee may charge the borrower for the costs of no more than two inspections per each contractor.
  • For repairs in excess of $15,000, the mortgagee must perform or obtain an inspection of the completed work by a third party.

What are the mortgagor’s requirements for selecting the contractor?  And what are the mortgagee’s requirements for review of the contractor and the rehabilitation proposal?

The mortgagor must use one or more contractors to complete the repairs.  “Self-help” arrangements, in which the mortgagor performs the work, are not to be approved unless the mortgagor can sufficiently demonstrate that he or she has the necessary expertise and experience to perform the work competently (e.g., mortgagor is an electrician and will perform electrical repairs/upgrades to the property).

The mortgagor will select the contractor(s) who will provide estimates for work to be done.  The mortgagee reviews the mortgagor’s proposed work plan and cost estimates to ensure the planned work meets all program and repair recommendations as noted on the appraisal report.  The mortgagor must provide the mortgagee with a written cost estimate(s) and references from a duly licensed and bonded contractor(s) for each specialized repair or improvement.  If “self-help” arrangements are utilized, the mortgagor must provide written estimates from the suppliers of the materials.  Those repairs and improvements must meet any local codes and ordinances and the mortgagor and/or contractor must obtain all required permits prior to the commencement of work.

The cost estimate(s) must clearly state the nature and type of repair and the cost for completion of the work item and must be made even if the mortgagor is performing some or all of the work under a self-help arrangement.  The mortgagee must review the contractor’s credentials, work experience and client references and may require the mortgagor to provide additional cost estimates if necessary.  After review, the selected contractor(s) must agree in writing to complete the work for the amount of the cost estimate and within the allotted time frame.  A copy of the contractor’s cost estimate(s) and the Homeowner/Contractor Agreement(s) must be placed in the insuring binder.  The contractor must finish the work in accordance with the written estimate and Homeowner/Contractor Agreement and any approved change order.  As in the regular 203(k) program, the Rehabilitation Construction Period begins when the mortgage loan is closed.

What are the mortgagee’s requirements for paying contractors?

No more than two payments may be made to each contractor, or to the mortgagor if the mortgagor is performing the work under a self-help arrangement.  The first payment is intended to defray material costs and shall not be more than 50% of the estimated costs of all repairs/improvements.  When permits are required, those fees may be reimbursed to the contractor at closing.  The final payment to the contractor will be made following completion of all work and release of any and all liens arising out of the contract or submission of receipts or other evidence of payment covering all subcontractors or suppliers who could file a legal claim.  When necessary, the mortgagee may arrange a payment schedule, not to exceed two (2) releases, per specialized contractor (an initial release plus a final release.)  Mortgagees are to issue payments solely to the contractor, except if the mortgagor is performing the work under a self-help arrangement, in which case the mortgagor may be reimbursed for materials purchased in accordance with the previously obtained estimates; the mortgagor may not be compensated for his or her labor.

To eliminate the need and cost for an inspection of the completed repair(s) or improvement(s) when not exceeding $15,000, the mortgagee may accept receipts or proof of completion of the work to the homeowner’s satisfaction from the contractor.  Before a final release is made, the mortgagor must sign a statement acknowledging that the work has been completed in a professional and satisfactory manner.

May the mortgagee establish a Contingency Reserve?

The Streamlined (k) program does not mandate a contingency reserve be established.  However, at the mortgagee’s discretion a contingency reserve account may be set up for administering the loan.  Funds held back in contingency reserve must be used solely to pay for the proposed repairs or improvements and any unforeseen items related to these repair items. Any unspent funds remaining after the final work item payment(s) is made, must be applied to the mortgage principal.

Is there a maximum mortgage amount worksheet that must be used?

Form HUD-92700, 203(k) Maximum Mortgage Worksheet must be used to calculate the mortgage amount.  Also, the appraiser must provide an after-improved value since 110% of that amount is used in calculating the maximum mortgage.  Architectural and consultant fees, line items 6 and 7 of Section B of the worksheet are not applicable to the Streamlined (k) program.  For Item 3 of Section D, please refer to handbook HUD-4155.1 REV-5, paragraph 1-7 which provides the various maximum loan-to-value ratios.

Expenses that may be included in the total amount of the improvements, not to exceed the $35,000 limit, are inspection fees, building and other permits, the supplemental origination fee, title update costs and the amount of any contingency reserve required by the mortgagee.

Can we combine the Streamlined (k) with an Energy Efficient Mortgage (EEM)?

The EEM program, as described in ML 05-21, may be used in conjunction with the Streamlined (k) program.  The amounts permissible under the EEM program—as well as the qualifying requirements—are in addition to those available under the Streamlined (k) program and, thus, combined may exceed the $35,000 Streamlined (k) repair cost limit.  Both the cost of EEM improvements as well as weatherization items (not to exceed $2,000) may be added to the total FHA loan amount.

What are the “closeout requirements” under the Streamlined (k) program?

The mortgagee electronically certifies the closeout via the FHA Connection and is not required to forward the closeout documents to FHA.  As with all FHA case binders, the originator must retain the file, either in hard copy or electronic format, for two years following endorsement of the mortgage.  Proper close-out means that the mortgagee has certified that it has reviewed and verified for accuracy of the following without limitations:  mortgagor’s acknowledgement of satisfactory completion, evidence of release of lien(s), mortgagee’s inspection report(s), change orders, mortgagee accounting of the escrow funds, and record of disbursements.

Are there specific data entry requirements under the Streamlined (k) program?

The mortgagee must enter “203KS” in the 203(k) Consultant ID field in the

Case Number Assignment Screen (and the Insurance Application Screen) to identify the Streamlined (k) product and enter the amount of the repairs in the Repair Escrow Amount field in the Insurance Application Screen.  In the event that the mortgagee had originally begun processing the case as a purchase mortgage without repairs, the mortgagee should update the existing case data in the Case Number Assignment screen, changing the ADP Code to a valid 203(k) ADP Code and the Construction Code to Substantial Rehabilitation.

If the Streamlined (k) mortgage is for a refinance transaction, please enter “substantial rehabilitation” in the drop down screen labeled “Construction Code” and “Not Streamlined” (the

refinance type) in the drop down screen labeled “All Refinances” in the Case Number Assignment Screen in FHA Connection.

What items remain ineligible for the Streamlined (k) program?

Properties that require the following work items are not eligible for financing under the Streamlined (k):

• Major rehabilitation or major remodeling, such as the relocation of a load-bearing wall;
• New construction (including room additions);
• Repair of structural damage;
• Repairs requiring detailed drawings or architectural exhibits;
• Landscaping or similar site amenity improvements;
• Any repair or improvement requiring a work schedule longer than six (6) months; or
• Rehabilitation activities that require more than two (2) payments per specialized contractor.

Mortgagors may not use the Streamlined (k) program to finance any required repairs arising from the appraisal that do not appear on the list of Streamlined (k) Eligible Work Items or that would:

• Necessitate a “consultant” to develop a “Specification of Repairs/Work Write-Up”;
• Require plans or architectural exhibits;
• Require a plan reviewer;
• Require more than six months to complete;
• Result in work not starting within 30 days after loan closing; or
• Cause the mortgagor to be displaced from the property for more than 30 days during the time the rehabilitation work is being conducted.  (FHA anticipates that, in a typical case, the mortgagor would be able to occupy the property after mortgage loan closing).

If you have any questions regarding this Mortgagee Letter, please contact your local Homeownership Center (HOC) in Atlanta (888) 696-4687, Denver (800) 543-9378, Philadelphia (800) 440-8647, or Santa Ana (888) 827-5605.

Sincerely,

Brian D. Montgomery

Assistant Secretary for Housing-

Federal Housing Commissioner

The information collection requirements referred to in this Mortgagee Letter have been approved by the Office of Management and Budget (OMB) under the Paperwork Reduction Act of 1995 (44 U.S.C. 3501-3520) and assigned OMB control numbers 2502-0527 and 2502-0538.  In accordance with the Paperwork Reduction Act, HUD may not conduct or sponsor, and a person is not required to respond to, a collection of information unless the collection displays a currently valid OMB control number.

The only economic report for today is the Jobless Claims, and that figure has come in at 434k, a little bit lower than the 439k that was expected, and not much different than the prior 433k.

Mortgage bonds are not moving much from yesterdays losses, as we are currently up 3 basis [...]]]> Good morning all!

The only economic report for today is the Jobless Claims, and that figure has come in at 434k, a little bit lower than the 439k that was expected, and not much different than the prior 433k.

Mortgage bonds are not moving much from yesterdays losses, as we are currently up 3 basis points and we are hugging the 1st level of support.

We’re going to have a huge day tomorrow in terms of economic reports. The Hourly Earnings, Non-Farm Payrolls, Unemployment Rate, and the Average Work Week are all coming out tomorrow all at 8:30, so looking on how today plays out to work up a rate-lock strategy for tomorrow.

Rates will get bumped up a little bit this afternoon.

Currently we up about 36 basis points (bps) as of this morning, as stocks are in negative territory and the Philadelphia Fed Index (an indicator of manufacturing sector trends) came in higher than expected.

We’re bouncing back from some of the losses from the past week, but I wouldn’t expect MBS to [...]]]> Good morning folks,

Currently we up about 36 basis points (bps) as of this morning, as stocks are in negative territory and the Philadelphia Fed Index (an indicator of manufacturing sector trends) came in higher than expected.

We’re bouncing back from some of the losses from the past week, but I wouldn’t expect MBS to move enough to improve mortgage rates today by a significant amount, if any. Stay tuned for any updates.

Well, earlier this morning I received an update stating that HUD asked Congress to raise FHA requirements up to 5%.

Enter FHA Taxpayer Protection Act of 2009…

Basically because of all the financial issues the Federal [...]]]> On a recent FHA post that I had, I wrote about how FHA is, bluntly speaking, up shi*s creek.

Well, earlier this morning I received an update stating that HUD asked Congress to raise FHA requirements up to 5%.

Enter FHA Taxpayer Protection Act of 2009…

Basically because of all the financial issues the Federal Housing of Administration has been having some $$$ issues, they are wanting (and rightfully so) to tighten up the guidelines, and this is a prime example of it.

The NAR (National Association of Realtors) president Vicki Cox Golder has testified to Congress and is saying to not make any sudden changes to the current down payment requirement because that would really hurt the housing market and borrowers ability to qualify for homes.

Honestly, what is another 1.5%? An extra couple grand in the STABLE housing markets and about an additional $5k+ in the high cost areas? Deal with it folks. Stop getting your “Mocha-Choco-Latta” Lattes each morning and put that money into a savings account.

I personally think that FHA should be changed as such:

1. Down payment to 5% (increase it another whopping 1.5%)
2. Change UFMIP to 2.5% (will increase net equity in property and assist in FHA capital reserves-see below)
3. Bump up credit score minimums to 640 (with more demand, comes less supply- simple economics)

If you think about it with the current situation, the difference between the purchase price and the loan amount on an FHA loan is basically like the borrower is putting down only 1.75%. Now while the option of paying the UFMIP is available, many do NOT pay it up front.

Where does this leave the bank IF they foreclose?

1.75% net equity when trying to resale? Not that much better than 0%, and if you add attorney and Realtor fees in there, you’re in the red before you know it.

2.5% net equity isn’t much better by any means, however this would help the capital reserve amount increase by 30% and its just a small enough bump not to rock the market or borrowers.

Maybe I’m totally off, but again, just voicing my opinion.

There’s no economic reports coming out today, however, MBS started in negative territory early in the morning and has rebounded back to even levels

We’re attempting to hold above the 25 DMA (Day Moving Average), and are nearing the 1st level of resistance, so I think [...]]]> Morning all, currently down about 6bp for the morning.

There’s no economic reports coming out today, however, MBS started in negative territory early in the morning and has rebounded back to even levels

We’re attempting to hold above the 25 DMA (Day Moving Average), and are nearing the 1st level of resistance, so I think today should be pretty quiet until this afternoon’s 10 year auction.

If you have some gamble in you, float until today’s treasury auctions, but if you want to play it safe and not kick yourself AFTER, secure any purchase or refinance transactions you are involved in, as the mortgage and bond markets are looking a little uncertain at the moment.

I have decided to hold a press conference to confront stories that I was Tiger Woods’ mistress. I’ve never held one before, nor have I ever met the man, nor am I “inclined” that way. But I figure that now is a good time to jump on the band wagon, especially if [...]]]> by Rob Chrisman

I have decided to hold a press conference to confront stories that I was Tiger Woods’ mistress. I’ve never held one before, nor have I ever met the man, nor am I “inclined” that way. But I figure that now is a good time to jump on the band wagon, especially if magazines are paying up for stories. Stay tuned for the time and place – it might be more entertaining than mortgage banking, and I’ve never been on the cover of “Us”.

I would imagine that plenty of folks at Bank of America, and their clients, are happy. Bank of America Corp. said that it plans to repay its $45 billion in government bailout funds, as soon as this week! Apparently the Bank has that much available cash, without sniffing around in the safe deposit boxes of its customers, and raise $18.8 billion in capital to repay the money. This is great news for shareholders (BoA stock moved higher on the news). Of the 4 major mortgage investors & servicers, this will leave Citi ($45 billion) and Wells ($25 billion) with owing TARP funds. There is no news from Citi. As for Wells, ever since they accepted their $25 billion of federal bailout assistance last year, management has said that the bank never needed the money, didn’t want it, and shouldn’t have been forced by the government to take it. They keep saying they’d like to pay it back, too, but have not offered up a schedule.

If you went to a mall last weekend to look for Cabbage Patch Dolls, the odds are pretty good that it was owned by General Growth Properties – they own and manage more than 200 of them here in the US. They are in the middle of a Chapter 11 bankruptcy plan after failing to refinance portions of its $27 billion in debt. According to the Wall Street Journal, they filed a plan in bankruptcy court to restructure $9.7 billion in mortgage loans which “puts the mall owner a step closer to pulling 166 malls out from the bankruptcy protection entered in April.” That leaves another $11.7 billion in remaining debt. “The pact allows mortgage holders to report the loans as performing on their books at the end of the year rather than distressed at a time when delinquency rates on commercial mortgages are rising.” Wouldn’t it be nice if residential mortgage servicers could do the same?

Lock desks were a little busier last week, and the MBAA reported that applications were up 2.1%. Both refi and purchase applications moved up, and applications to refinance amounted to over 72% of total applications.

If your business is based on originating FHA loans, you should be aware that the HUD Secretary is expected to announce changes to the FHA mortgage insurance program to curtail defaults. And they won’t be loosening up anything. The changes may include an increase in the minimum credit score for FHA loans from 500, a boost in the minimum down payment from 3.5% and a reduction in the maximum amount of seller concessions from 6% of the home’s value to 3%. Experts say monthly insurance premiums charged to borrowers and the current upfront premium — currently 1.75% of the loan value — also could be hiked.

Starting today, GMAC Bank Correspondent Correspondents, should know that “as outlined in the Mortgagee’s Assurance of Completion Document (Form HUD 92300), the Lender is required to hold Escrow Repair Funds. Title Insurance companies and Closing Agents are not permitted to hold Escrow Repair Funds for any FHA loan Transaction.” GMAC Bank will only permit approved Delegated Clients to hold escrow repair funds for HUD Transactions.

Wells Wholesale told clients that for site (detached) condominiums with FHA financing they will not require project approval. However, the Condominium Rider must be executed and included in the loan file when submitting for funding. Each of the following requirements must also be met: Site condos must be processed as a 203(b), ADP code 731 or 734, FHA Connection requires a Condominium ID, Appraisal must be completed on the Residential Appraisal Report (Fannie Mae 1004/Freddie Mac 70), and the insurance coverage must meet the standard FHA policy.

Without a program, it is easy to lose track of all the acronyms flying around the mortgage business these days. HAFA: Home Affordable Foreclosure Alternatives. The Treasury released details of the HAFA program to servicers. It was originally announced in May, and this refinement includes the general terms and conditions, evaluation process, documentation, and reporting requirements. The program will be effective April 2010 and servicers already participating in HAMP will be required to follow the Treasury’s guidance. The program standardizes eligibility for short sales, available to borrowers who meet HAMP eligibility requirements but do not qualify for or complete for a Trial Period Plan. “Upon the successful closure of a short sale or deed-in-lieu through the program, incentives of $1,500 in relocation assistance to the borrower, $1,000 in expense reimbursement to the servicer, and up to $1,000 in investor reimbursement for subordinate lien releases will be provided.” And servicers have some leeway to create their own policies.

Today we had the weekly Jobless Claims number. Tomorrow we have the unemployment data. They are two different measures, somewhat correlated but compiled by different organizations and which don’t look at exactly the same data. (By the way, analysts are always pointing out the problems between the two.) If I file a claim for unemployment benefits for the first time, I show up on the weekly Jobless Claims number. And I will also show up on the unemployment rate. I can be out of work for months, showing up as unemployed, and collecting unemployment, but I am not a “new” claim. That is where the “continuing claims” number comes into play. People who file claims, and then go back to work show up as having filed a claim but then don’t show up on the unemployment radar because they found a job.

Also, if I am looking for work, but unemployed, or just can’t work, the government measures me differently than someone who is not looking for work, and unemployed. And if I get a part time job, I am no longer unemployed, but “under employed” – a category that has been increasing. Certain Jobless Claims numbers represent claims from the survey week for nonfarm payrolls which will be released tomorrow. There are always “back month revisions” to the unemployment data, since the initial number is a sample (survey). Nonfarm Payroll (tomorrow) is put out by the Bureau of Labor Statistics whereas the weekly Jobless Claims number is put out by the Department of Labor, and is a measurement of the number of jobless claims filed by individuals seeking to receive state jobless benefits.

Although there was little volatility in the stock market yesterday, interest rates crept higher. Analysts are carefully following the spread between mortgage rates and Treasury rates: it has become historically narrow in recent weeks but now seems to be widening out, which is bad news for mortgage prices. Secondary folks get calls from agents saying, “Dude, the 10-yr is unchanged, but you made your pricing worse by .125. You have a Mercedes payment coming up?”

This morning we learned that the number of U.S. workers filing new applications for jobless insurance (see above) unexpectedly fell last week to the lowest level in more than 14 months, dropping 5,000 to 457,000 in the week ended 11/28. Jobless Claims have dropped for five consecutive weeks. The four-week moving average for new claims fell 14,250 to 481,250 last week, the lowest level since November last year, and declining for the 13th straight week. However, the number of workers still collecting benefits after an initial week of aid rose 28,000 to 5.47 million in the week ended Nov 21, after declining for 10 straight weeks. After the news we find the 10-yr up to 3.38% and mortgage prices worse between .125 and .250.

And the hits just keep on coming (and don’t blame me)…

* Phil Mickelson called Tiger’s wife to get advice on how to beat Tiger with a golf club.
* Apparently the police asked Tiger’s wife how many times she hit him. She said “I don’t know exactly, 4, 5, maybe 6 times…but put me down for a 5.”
What’s the difference between a car and a golf ball? Tiger can drive a ball 400 yards.
* Ping just offered Elin Woods an endorsement contract pushing her own set of drivers. They are said to be named Elin Woods….”Clubs you can beat Tiger with.”
* News travels fast. The Chinese are already making a movie about Tiger Woods’ crash.
They are calling it, “Scratching Swede, Lying Tiger.
* Tiger just changed his nickname but still kept it in the cat family. His new name? Cheetah.

—

Stay “in the know” with the best Texas VA Lender

I have blogging about this for a VERY long time, as the writing has been on the wall from late [...]]]> Potential home buyers looking for FHA loans are soon going to have to make larger down payments and will need to have a higher credit score under changes announced today by HUD Secretary Shaun Donovan.

I have blogging about this for a VERY long time, as the writing has been on the wall from late 2008. As FHA’s Capital Reserve has diminished to practically nothing, this is pressuring lenders to increase credit standards before lending out money.

You may ask, “Why would they do this to SUCH a great program? It’s saving our housing market”

I suggest you then ask yourself, “Why did they stop doing 500 stated? It EXPLODED our Real Estate Market!!!!”

You have to understand that if FHA mortgages continue to default, it does the housing market no good. What’s the point of being able to close on 100 new homes, when 15% will foreclose, only to effect the neighborhoods values. (Sound famliar?”)

I could see the headlines if we don’t take action now- “FHA- The NEW and IMPROVED SubPrime Crisis!”

My prediction is going to be a 640 minimum credit score with a 5% statutory investment in the property.

Let’s see what happens.