SOM_Journey to Home Ownership

LET US BE THE GUIDE ON YOUR JOURNEY TOWARDS Home OwnershiP

Getting started on the journey

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Ready to embark ? *(735(48$/,),(' Know how much home you can aord.

),1'$+20( Discover your dream home and make an oer. *(77+(5,*+7 0257*$*( Choose the right mortgage for your situation. &/26(21<285 1(:+20( Choose the right mortgage for your situation.

029(,1 One journey ends and another begins!

Your guides

A look at everyone involved in the homebuying process.

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5($/(67$7($*(176 %X\HUV$JHQW Helps you find a home and \ egotiates the offer on your behalf. Ask your )+.0##!ŏ*'!.ŏ"+.ŏŏ.!"!..(ŏ0+ŏŏ.!,10(! #!*0ċŏ !ŏ/1.!ŏ0+ŏ0('ŏ0+ŏŏ"!3ŏ#!*0/ŏ!"+.!ŏ$++/%*# +*!ċŏ /LVW$JHQW !,.!/!*0/ŏ0$!ŏ/!((!.ŏ* ŏ$!(,/ŏ 0$!)ŏ*!#+0%0!ŏ0$!ŏ,.%!/ŏ* ŏ0!.)/ŏ%*ŏ0$!ŏ/(!ŏ +"ŏ0$!ŏ$+)!ċ

0RUWJDJH% ro NHU Your guide from start to finish. Helps you determine what you can afford, Q hoose a loan program, and keeps you informed throughout the loan process. 3URFHVVRU Reviews your loan application to make sure it’s complete and accurate before handing it off to the underwriter. 8QGHUZULWHU Makes the final decision to approve or deny your mortgage loan based on your specific financial situation.

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Ensures the property title is clear of any liens or claims and prepares a title insurance policy for the property.

Determines the value of the home you’re buying, which helps the lender know how much money to lend you.

Inspects your soon-to- be home to assess its condition and identify any needed repairs before you buy.

The first leg of the Journey

Section 1

Get Prequalified Qualifying for a Loan: What Lenders Look At

1.1

Know what you can afford

WHAT LENDERS LOOKS AT Lenders look at a variety of factors when determining if you qualify for a loan.

Before you start looking , your mortgage b ro ker and get pre-qualified, which will let you know how much home you can aord. This can help you narrow your home search to houses within your budget, give you an idea of how much you’ll need for a down payment, and help you identify budgeting goals to work toward. To determine the loan amount you can qualify for, your lender will look at your income, debts, savings, and assets. As a general rule of thumb, your monthly housing expense should not exceed 28% of your gross monthly income. While getting pre-qualified can be a big advan-tage during your home search, it’s not a guarantee for a loan. Getting approved for a mortgage happens later in the process. Jump to page 4.2 to learn more about the mortgage application and approval process.

The 4 Cs of Credit

represents your credit history or financial integrity. Your credit score, how much credit you’ve used in the past, and whether you make your payments on time are examples of your financial integrity.

represents your ability to repay a loan.

The amount of your income and assets are compared against your monthly debts to make

is the asset securing the loan — in other words, the value of the home itself. If you default on your payments, the home can be repossessed by the lender. is how much money you’re able to invest in the collateral, represented by your down payment. The amount of capital you contribute shows that you have “skin in the game” and reduces the risk to the lender.

1.1

Know what you can afford

8QGHUVWDQGLQJ/RDQWR9DOXH/79 LTV expresses how much you’re borrowing compared to the value of the home. A lower LTV is more favorable because it represents less risk to the lender. This ratio is calculated as:

8QGHUVWDQGLQJ'HEWWR,QFRPH'7, DTI shows how much debt you have compared to your monthly income. The lower your DTI, the better your chances are for qualifying for a loan. The ratio is calculated as:

Amount Borrowed

Total Recurring Monthly Debt

=LTV

=DTI

Appraised Value of the Property

Gross Monthly Income

For example, let’s say you need to borrow $90,000 to purchase a $100,000 home. Your LTV ratio would be 90%.

For example, let’s say your total monthly debts add up to $2,000 , and your gross monthly income is $6,000. Your DTI ratio would be 33%.

$90,000

$2,000 Debt

=90% LTV

=33% DTI

$100,000

$6,000 Income

The higher your down payment, the lower your LTV. This is important because a LTV higher than 80% (in other words, a down payment less than 20%) typically means you’ll have to pay mortgage insurance. Jump to page 2.2 to learn more about how mortgage insurance works.

Remember, your monthly housing expense (not including other debts) should not exceed 28% of your gross month- ly income.

1.2

The second leg of the Journey

Section 2 COSTS THAT COME WITH BUYING A HOME Anatomy of a Mortgage Payment 2.1 Understanding Escrow 2.1 What Is Mortgage Insurance? 2.2 Closing Costs: Fees You Should Know About 2.3 Other Expenses to Save For 2.4

Costs that come with buying a home

WHAT MAKES UP A MORTGAGE PAYMENT?

UNDERSTANDING ESCROW

You may have noticed that taxes and insurance make up a portion of your monthly mortgage payment. These are called escrow payments. Each month, your lender will collect money from you (in your monthly mortgage payment) and put that money into an escrow account to pay your property taxes and insurance on your behalf. This not only protects the lender’s investment but also makes it easier for you to pay these expenses, rather than having to plan for hefty tax bills or insurance premiums on your own. Your escrow payments include the following: • Real Estate Taxes: A percentage of your home’s assessed value that gets paid to your local government to fund roads, schools, and other local services. (1) • Homeowner’s Insurance: Protects your home in case of theft or acts of nature, such as fire, hail, or torna- does. (1) (2) • Mortgage Insurance (if applicable): If you put down less than 20% when you buy your home, you’ll have to pay mortgage insurance. Let’s take a closer look at how mortgage insurance works next. 1 This amount is estimated by your lender, so keep in mind that you may get a refund or have to pay a balance at the end of the year. 2 Typically excludes floods and earthquakes.

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2.1

Costs that come with buying a home

WHAT IS MORTGAGE INSURANCE? Mortgage Insurance (MI) protects the lender in the event that you fall behind on your mortgage payments. If you put down less than 20% ŏŏŏŏŏŏ when you buy your home, you’ll have to pay MI (also referred to as private mortgage insurance [PMI] or a mortgage insurance premium [MIP], depending on the type of loan product you choose). HOW MORTGAGE INSURANCE CAN BENEFIT YOU While MI places an added expense on your monthly mortgage payment, it can be worth it by helping you purchase a home sooner. For example, let’s

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Equity is the amount of home you actually own. Equity builds gradually as you pay down your mortgage and can also increase as your home’s value appreciates over time. You can get rid of MI once you have 20% equity in your home.

say you only have 5% saved up for a down payment. Rather than waiting to save up for a full 20% down payment, which could take years, you could purchase a home now with your 5% down payment and pay MI as a tradeo. Once you have enough equity built up, you may be able to cancel your MI.

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That’s because as you build equity, your LTV decreases. Remember in an earlier section how we said borrowing $90,000 to purchase a $100,000 home would equal a 90% LTV? In that scenario, once you’ve built up enough equity and your LTV reaches 80% (i.e., once you owe $80,000), you can .!-1!/0ŏ0+ŏ have your MI canceled. ŏ Talk to your )+.0##!ŏ*'!. to learn more about how MI works.

2.2

Costs that come with buying a home

Closing Costs: Fees You Should Know About

• Origination Fee: A fee charged by the lender for originating or creating the loan. Typically 1% of the loan amount. • Prepaid Expenses: A portion of your property taxes, homeowner’s insurance, and accrued mortgage interest will need to be paid up front at closing. • Recording Fees: Fees paid to your local government for recording the real estate purchase and making it a part of public record. • Title Service Fees: Fees paid to the title company covering the title search, title examination, title insurance, and in some states, the fee for facilitating your closing. • Transfer Taxes: A tax imposed on the transfer of the title from the seller to the buyer.

In addition to your down payment and monthly mortgage payment, there are several other costs that come with buying a home. These are called closing costs. Closing costs often represent one of the most unexpected expenses for homebuyers. They typically account for 2% to 5% of the home’s purchase price, so it’s important to save for them ahead of time. Closing costs are due on closing day, or the day you sign your loan paperwork and the property title is transferred into your name. Everyone’s closing costs vary slightly, but below are some examples of what might be included: • Appraisal Fee: A fee paid to the appraiser to estimate the fair market value of your home. • Attorney Fees: If your state requires an attorney to be present at closing, you’ll be responsible for any applicable attorney fees

To learn more about closing and how it works, jump to page 5.1.

NEGOTIATION TIP You can negotiate with the seller to

pay some or all of the closing costs. If the seller won’t pay and you can’t afford your closing costs, talk to your lender about adding the closing costs into your loan.

A fee paid to the lender that

•

• Discount Points: An optional, upfront fee that you can pay to lower your interest rate over the life of your loan. One point typically equals 1% of the loan amount. • Home Inspection Fee: A fee paid to the home inspector for assessing the home’s condition and identifying any needed repairs.

2.3

Costs that come with buying a home

OTHER EXPENSES TO SAVE FOR

Aside from the actual real estate transaction, there are several other fees that come with buying a home. These will vary depending on your situation, but be sure you also save for: • Utility bills. Moving from an apartment to a house? ŏ If ŏ you weren’t paying for water and garbage before, ŏŏ be ŏ aware that you’ll be responsible for these going forward, in addition to your normal utilities. • Moving costs. From packing supplies to hiring a ŏ moving company, moving can hit you with a lot of ŏ unexpected expenses. Make sure you budget and ŏ save ŏ for these ahead of time. • Homeowners’ Association (HOA) fees. If you move ŏ to a condo townhouse, or subdivision, you may have ŏ to pay a monthly HOA fee to cover amenities, which ŏ may include trash removal, lawn care, and access to a ŏ community clubhouse, pool, or golf course, to name a ŏ few. • Maintenance and repairs. Owning a home includes ŏ the added responsibility of upkeep. If an appliance ŏ breaks down or your roof starts to leak, you’ll have to ŏ cover the costs to repair it.

2.4

The Third leg of the Journey

Section 3

Finding a Real Estate Agent 3.1 Finding the Right Home 3.1 Making an Offer 3.2 The Home Inspection 3.3

Finding a home

Once you’re aware of all the costs involved and have worked with your lender to determine what you can afford, it’s time to begin your search for a home.

FINDING A REAL ESTATE AGENT Your real estate agent is a valuable partner in the homebuying process. He or she will help you find your dream home and present the oer to the seller on your behalf. When looking for an agent, start by asking your lender, a friend, or a family member for a referral. Be sure to talk to a few agents before choosing one. Here are a few things to consider when looking for an agent: Licensing. All agents and brokers are required to be licensed by the state in which he or she does business. Do a quick internet search to verify your agent’s license is in good standing and that no disciplinary action has been taken against them. Experience. Has the agent been around for just a few years, or are they a seasoned professional? Do they have experience in your market? Are they unafraid to negotiate to get you the best deal? These are all important to factors to consider to make sure you find an agent that’s right for you.

FINDING THE RIGHT HOME Home hunting can be an exhilarating yet draining process. What should you look for, and how do you keep track of the features you loved, as well as the things you didn’t? Here are some things to consider each time you view a new property.

RESEARCH

Neighborhoods Cell Phone Coverage

Local Home Values Additional Fees

INTERIOR FEATURES Flooring, Windows, Ceiling Walls Bathroom & Kitchen Rooms

EXTERIOR FEATURES Roof Foundation, Driveway

& Pool Siding Landscaping Garage Patio/Deck Pests

Stairs Doors Systems

Reputation. One of the best ways to identify a good agent is by what past customers say about them, so be sure to read reviews online before choosing your agent. Doing so will give you insight into the opinions and experiences of other homeowners and will help you make a more informed decision.

3.1

Finding a home

MAKING AN OFFER Once you’ve found the home you love, it’s time to make an oer. The oer, or purchase agreement, is a legal document that outlines the terms and conditions of the sale. This may include but is not limited to:

Confused About Escrow? An escrow account is a third party account used to hold money for two parties during a transaction. The term escrow account was mentioned earlier when we talked about the taxes and insurance that your lender collects as part of your monthly mortgage payment. This is just one example of escrow. The earnest money you put down when you make an oer on a home is another scenario where escrow is involved.

• Address and legal property description • >c`QVOaS^`WQS • 2]e\^Og[S\bO[]c\b • 3O`\Sab[]\SgbVOb[cabPS^OWR • 3f^W`ObW]\RObST]`bVS]TTS` • /Q][[Wb[S\bPgbVSaSZZS`b]^`]dWRSOQZSO`bWbZSb]bVS ^`]^S`bg

• BO`USbQZ]aW\URObS • BO`USb[]dSW\RObS • Any contingencies the agreement is subject to, such as the buyer’s need to obtain a mortgage or get a home inspection In some states, your real estate agent will prepare this document, or the state may require an attorney to draft it. Be prepared for the seller to come back with a counter offer before fully signing off on the deal.

WHAT IS EARNEST MONEY? Earnest money is a deposit you put down when making an offer. It’s a sign of good faith ŏ to show you’re serious about the transaction. The amount varies, but it could be between 1% and 3% of the purchase price. The money gets held in an escrow account until the transaction is finalized, at which point it will go toward your down payment.

3.2

Finding a home

THE HOME INSPECTION After both parties have signed the purchase agreement, it’s time to get a home inspection. A home inspection is not typically required to buy a home, but it is strongly recommended. In some cases, it may be a contingency on your purchase agreement, meaning it must take place, or the deal will be void. WHY YOU SHOULD GET A HOME INSPECTION A home inspection is a thorough examination of the property that identifies the home’s structural and mechanical condition and points out any needed repairs. On average, an inspection costs between $300 and $500, although cost varies depending on the location, age, and size of the house. While a home inspection will cost you a small sum of money up front, it can help you know what you’re buying. For instance, if the property needs major repairs, an inspection will help you know ahead of time. Keep in mind, you may be able to negotiate with the seller to pay for repairs.

3.3

The fourth leg of the Journey

Section 4

GETTING A MORTGAGE

Get the Right Mortgage for Your Situation 4.1 Paperwork You’ll Need for the Loan Application 4.2 Application Process 4.2 What NOT to Do During the Loan Process 4.3

getting your mortgage

The offer has been accepted, and the home inspection has been completed. Now it’s time to apply for a loan and secure your mortgage commitment.

GET THE RIGHT MORTGAGE FOR YOUR SITUATION

When it comes to home financing, there’s no one-size-fits-all approach. There are a variety of loan programs available to meet your specific financial situation, and you should talk to your lender about which one is right for you. WHAT TYPE OF LOAN IS RIGHT FOR YOU? LOAN PRODUCTS: FIXED RATE VS. ADJUSTABLE RATE MORTGAGES (ARMS) A fixed rate loan provides a fixed rate throughout the life of the loan, meaning the rate will not change 10, 20, or 30 years from now. A fixed rate loan may be the better choice if you want stable payments and plan to live in your home long-term. With adjustable rate mortgages (ARMs), the interest rate will fluctuate over time. ARMs can either go up or down,

are those that adhere to loan limits set by the Federal Housing Finance Agency (FHFA). For 20 , the conforming limit is $510,400 are those that exceed the conforming loan limits. Interest rates are usually higher on jumbo loans because they represent greater risk to the lender. There may also be stricter credit standards and underwriting requirements. Government-sponsored loans. With a government- sponsored loan, the government backs the loan, or assumes the risk for lending you money. They typically have lower credit and down payment requirements to make it easier for you to obtain a mortgage. Federal Housing Administration (FHA) loans allow you to purchase a home with as little as 3.5% down. Because of the low down payment, borrowers are required to pay a mortgage insurance premium (MIP) on top of their monthly payment. loans require no down payment (100% financing) and no mortgage insurance. They are available to eligible veterans, active duty members, reservists, National Guard members, and surviving spouses. Backed by the U.S. Department of Agriculture, USDA loans are available for homes in eligible rural areas. While USDA loans do not require a down payment, they do require mortgage insurance. 3 In high-cost areas of the country, where 115 percent of the local median home value exceeds the baseline loan limit, higher loan limits will apply.

good option if you only plan to live in your home for a few years.

LOAN TYPES: CONVENTIONAL VS. GOVERNMENT-SPONSORED

Conventional loans. With a conventional loan, the lender assumes the risk for lending you money. As a result, conventional loans have more stringent credit requirements and higher down payment requirements.

4.1

getting your mortgage

PAPERWORK YOU MAY NEED FOR THE LOAN APPLICATION When it comes time to submit your loan application, your lender will ask for a lot of dierent documents. Use this checklist to help get your paperwork in order.

APPLICATION PROCESS Once you’ve submitted your loan application, it triggers a series of events that must take place before you get your loan approval. THE LOAN ESTIMATE Within three days of submitting your application, your lender must provide you with a Loan Estimate (LE), which is a form that outlines th details of the loan that you’ve applied for. This is not a loan approval but rather a summary of what your loan will look like should you decide to move forward. PROCESSING If you decide to move forward, the application will then get turned over to the processor, who reviews the loan file to make sure all the necessary paperwork is present. The processor will work with your mortgage banker to collect all the documentation needed for the loan. During the processing stage, an appraisal will be ordered on your prospective property to ensure that the home is worth the amount of the loan for which you have applied. APPRAISAL During the appraisal process, a licensed third party will evaluate the property in order to determine the value of the home. The appraiser will look at the home’s condition, age, and size. He or she will compare the property to other home sales in the neighborhood and consider the replacement cost of the property.

Tax returns W2s and/or 1099s Recent bank statements

Recent paystubs Residence history A list of all your debts, such as credit cards, car loans, student loans A list of all your assets, including investment and retirement accounts

Additional documents may be required.

and final list.

4.2

getting your mortgage

APPLICATION PROCESS (CONT.) UNDERWRITING Once the processor has compiled a complete loan file (i.e., the application and all supporting docu- ments), the underwriter reviews the application in detail to make the final decision to approve or deny your mortgage loan. This includes reviewing your employment history, credit history, and the apprais- al report. The underwriter also ensures your mort- gage meets current loan product guidelines. If the underwriter requests further documentation, you will be required to provide it before going forward. This happens often, so don’t be alarmed if you’re asked to provide additional documentation. LOAN COMMITMENT/APPROVAL If the underwriter approves your application, you’ll receive what’s called a loan commitment letter, which confirms your approval for the loan. This document outlines the details of your loan, includ- ing the amount being borrowed, the interest rate, and the term or repayment period. Once you’ve received your loan commitment, the next step in the process is closing on your home.

WHAT NOT TO DO DURING THE LOAN PROCESS Once you’re cleared to close, you may want to go out and celebrate by buying new furniture or appliances, but doing so could jeopar- dize your loan approval. Here are some steps you should avoid taking until you’ve closed on your home.

Don’t apply for credit (such as a new credit card, car loan, or financing for furniture or appliances) Don’t make major purchases Don’t liquidate funds Don’t make large deposits Don’t switch jobs

3 4 5

All of these factors could impact your final closing, even if you’ve already been approved.

4.3

The fifth leg of the Journey

Section 5

CLOSING ON YOUR HOME

What Is Closing? 5.1 Before You Close 5.1 On Closing Day 5.2

Closing on your home

BEFORE YOU CLOSE

WHAT IS CLOSING? Closing is the final part of the homebuying ŏŏ process where you commit to your mortgage and become the legal owner of your new home. On closing day, you’ll sign your loan paperwork, and the property title will be transferred into your name.

To ensure a smooth closing, make sure you’ve taken the following steps prior to closing day:

Get a home inspection. Get a homeowner’s insurance policy. Determine who your closing agent will be.

1 2 3 4

Review the Closing Disclosure and make sure any errors are corrected. The lender is required by law to provide this three days before closing. After the Closing Disclosure is issued, you must wait three days to close. If any fees change, another disclosure must be issued and you must wait an additional three days. Ask your lender to provide you with a copy of your other closing documents so you can review them in advance. These include the promissory note and mortgage (also known as the security instrument or deed of trust). Find out how much money will be needed to close and how to transfer payment (e.g., cashier’s check, wire transfer). Do a final walk-through of the home 24 hours before closing to ensure all repairs have been made.

Who will be present at closing?

• Title company • Attorneys (if applicable in your state) • Closing agent

• You (the buyer) • Mortgage (!* !. • Seller • Seller’s Agent

5.1

Closing on your home

ON CLOSING DAY The big day has finally arrived! Make sure it goes o without a hitch with these tips.

What to Bring

What to 3f^SQb

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Cashier’s check or proof of wire transfer to cover your down payment and closing costs Checkbook (in case there are any last minute changes) Proof of homeowner’s insurance, your ŏŏŏŏ purchase agreement, and a copy of the home inspection

5.2

The final leg of the Journey

Section 6 MOVING IN

Congratulations! You’re a homeowner! 6.1

We’re Here to Help 6.1

Moving In

CONGRATULATIONS! YOU’RE A HOMEOWNER!

You’ve finally made it past closing. Now it’s time to move in! Below are some final reminders to help you get started on the right foot as a homeowner.