Should You Co-Sign on Someone's Student Loans?

Unlike other forms of consumer debt, student loans receive special protections under current laws ranging from collection to bankruptcy. This special status applies not only to the primary borrower (the student) but also to any co-signer on the loan.

Student loans are one of the hardest types of debt to shake. Current U.S. bankruptcy law allows a court to discharge these loans in bankruptcy only in the narrowest circumstances. In fact, the legal requirements for discharging education loans are so formidable to meet that most bankruptcy attorneys avoid student loan cases altogether.

Since so few loan borrowers qualify for bankruptcy discharge under the law, the vast majority of loan debt is carried until the borrower repays the loan or dies -- although some non-federal student loans even survive death, passing the debt on to the borrower's co-signer.

Co-Signer Requirements of Student Loans

Most government-issued student loans don't require a co-signer. Federal Stafford student loans and Perkins student loans are awarded to students without a credit check or co-signer. The one exception would be federal Grad PLUS loans, which are credit-based graduate loans.

Federal PLUS loans for parents are also credit-based and may, in certain cases, require a co-signer for the parents to be able to take out the loan. However, the credit requirements for federal PLUS parent loans and for federal Grad PLUS student loans are much less stringent than the credit requirements for non-federal private student loans.

Private student loans are credit-based loans issued by private lenders or banks. Under current credit criteria, most students, who typically have little or no established credit history, will require a co-signer in order to qualify for a private student loan.

Typically, a co-signer is a relative who agrees to pay the balance of any co-signed loans if the student fails to repay the loan, although a family relationship is not a requirement. A student may have an unrelated co-signer.

Federal Student Loans vs. Private Student Loans

Government-backed federal student loans come with certain payment-deferment and loan-forgiveness benefits. Borrowers who are having difficulty making their monthly loan payments may be eligible for up to three years of payment deferment due to economic hardship, along with an additional three years of forbearance, during which interest continues to accrue, but no payments would be due.

For borrowers who are on the government's income-based repayment plan, any outstanding federal college loans can be discharged prior to full repayment if the borrower has made her or his monthly loan payments for 25 years. Borrowers who go to work for the government or the public sector can have their federal college loans forgiven after 10 years.

Federal college loans can also be forgiven in the event the borrower dies or becomes permanently disabled.

Non-federal private student loans, on the other hand, aren't required to offer any of these payment-deferment or discharge provisions. It is at the lender's discretion whether to offer a struggling borrower deferred or lower monthly loan payments and even whether to discharge the private student loan upon the borrower's death or permanent disability.

Without any special dispensations from the lender, private student loans will generally remain in repayment until the note is satisfied or charged off as a default, no matter how long the repayment process takes.

The Legal Implications of Co-Signing on Student Loans

A loan co-signer has all the same legal responsibilities as the primary loan borrower and has a legal obligation to repay the loan debt under the same terms as the primary borrower. The co-signer is really a co-borrower and is equally responsible for repaying the co-signed loans.

Unfortunately, too many co-borrowers realize this truth very late in the game.

If you've co-signed on someone's loans and your primary borrower makes all of her or his payments on the loan on time and as planned, you may never hear from the lender. If your primary borrower starts missing payments or payment due dates, however, the lender will contact you.

Normally, by the time the lender is contacting you, the loan you've co-signed is already past due, and your credit rating may have already taken a hit.

Keep in mind, too, that any legal remedies a lender has at its disposal for pursuing a loan debt can also be applied to the co-signer. These legal remedies include assignment of the delinquent loan account to a debt collection service and a possible court action. For delinquent federal education loans, the government may seek to garnish your wages or seize any income tax refunds you have coming your way.

In addition, delinquencies or a default on any loans on which you've co-signed will appear on your own credit report with all the same adverse effects as on the primary borrower's credit report. The debt from any co-signed loans will also remain on your credit report as an open obligation until the debt is repaid (or written off in the event of a default).

4 Tips for Protecting Yourself as a Co-Signer on a Student Loan

So should you co-sign on a student loan? You can never predict the future, and unfortunate circumstances can derail even the best-intentioned and responsible student borrower.

If you do decide to co-sign on a loan (or any other loan, for that matter), make sure you clearly understand what your responsibilities are and under what circumstances you would be expected to take over the note:

1) Have a firm understanding with your primary borrower about the repayment plan -- you may even want to consider putting a signed, written agreement in place between the two of you -- and stay in contact with the lender to make sure that the monthly loan payments are being received on time and as agreed. If your primary borrower misses a payment date, contact her or him immediately to discuss the problem.

2) Work with the lender to ensure that you receive duplicate copies of monthly statements, and periodically check your credit report to make sure your credit is still in good standing. Also, bear in mind that being a co-signer on an outstanding loan may reduce your overall creditworthiness since the loan debt will be viewed as a liability.

3) If your primary borrower communicates to you that s/he is having difficulty making the monthly loan payments, contact the lender immediately. For federal college loans, ask about your loan deferment and forbearance options. Private student loans generally don't offer the same deferment and forbearance benefits as federal student loans, but some private student loan lenders may be willing to discuss a deferred payment arrangement or alternative payment plan.

4) If your primary borrower misses a payment or stops making payments altogether, you'll be expected to take over the loan payments. You may have legal recourses with regard to the borrower, but those are separate from the legal obligations of the loan itself. The lender will be looking to you, as a co-signer, to make the monthly loan payments until the primary borrower can resume responsibility for making the payments her or himself.

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Student Loan Repayment Tips - 8 Tips to Keep Your Loan Under Control

The very best way to manage debt is to be debt-free, yet that is easier said than done in today's economy. However, when it comes to paying for your college education, acquiring debt or student loans to afford the tuition cannot be avoided for many students.

In planning for the successful repayment of your student loan many things must be taken into consideration. To get ahead of the game you should plan to repay the loan before you sign the first promissory note. In a perfect world this might be the case, quite the contrary most student do not consider repayment until after they have graduated from college and land their first job.
Here are some suggested tips to help you make plans to deal with your student loan effectively to ensure repayment success.

Tip #1: You Do the Leg Work
All loans are not equally created. Some loans offer repayment incentives while you are still attending college; this bonus in some cases can be extended even after you have graduated. On the other hand, there are loans that provide no such stipend and the loans are due shortly after you have graduated college. For example, the Federal Family Education Loan Program (FFELP) loan charges a 3% loan origination fee; one stimulus is the proposal to pay this fee for students. The student in-turn has more money to off-set the cost for books, school supplies and living expenses.

An example of the incentive after graduation would be the fact that you could qualify for reduced interest rates. Also, should a student want to repay the loan through an automatic withdrawal system, like payroll deduction, for example, the probability of receiving this incentive is even greater? As you can see, there are notable differences in each student loan; that is why it is necessary to ensure that you have a thorough understanding of what each loan offer; and choose the one that provides the best incentives.

Tip #2: Read Your Mail
Typically, student borrowers get tons of information concerning the student loan. The student receives mail, normally, immediately prior to, throughout and following graduation from college. Consequently, it is crucial that you read through the entire stack of mail carefully. Therefore, if you have concerns, or there is information you do not understand; by knowing what is going on now you can get the problem resolved right away. Remember, it is necessary to ask if things are not clear, don't ignore the mail or you might miss out on a critical deadline or important information you need to act on concerning the loans.

Tip #3: Organize that Mountain of Paperwork
Save all of your student loan paperwork and correspondences, as soon as you get it in the mail in the mail. That way, you are going to know exactly what you agreed to, what is expected from you at loan repayment, and also to remind you how much you have borrowed, which is extremely important. It is interesting how signing the promissory note for your loan is so exciting, repaying the loan seems far away, but only for a while. Four years of college pass by quicker than you think. Before you know it, you are graduating, and the student loan repayment is glaring you in the face.

Organization and having the ability to put your fingertips on the loan paperwork will assist in alleviating a lot of the panic. To make things easy for you, begin by establishing a good, easy to use, record-keeping system in which you are able to keep your student loan paperwork and correspondence. The bookstores and libraries have books and software products on personal finance and organization that will help you get going. No matter what filing system you choose, whether document folders, binders, portfolios, or envelopes, create one file for each loan or account you have, and keep your items categorized appropriately. Additionally, while organizing your record-keeping system, make sure that it is safe. The record-keeping system should be kept free from thieves or fire. A number of professionals also recommend that you need to keep your student loan documents and correspondences until they are all totally paid off. This is what you need to keep a record of.

*Essential paperwork like your college student loan applications, promissory notes, disbursement and disclosure statements, and also loan transfer notices. * Copies of all correspondences concerning your student loan company and/or servicing company, such as your school's financial aid office. * Contact and phone number of the loan provider.

Tip #4: Be Present at all Required Entrance and Exit Sessions
When you take out a student loan, you will have to complete the student loan counseling sessions. Some schools give this on-line and the sessions will not require a considerable amount of your time. They will give you a significant amount of information concerning your rights as well as your obligations as a student borrower.

Tip #5: Budget Finances Like a Pro
The adage when you live to impress when you are in school, you might live like a pauper when you have completed your degree. Quite simply, it is essential that you learn the best way to manage your hard earned money when you are going to school. Frugality can help you reduce the amount of the loan you apply for; as well as reduce the total amount you are going to be responsible for paying back. Here are a few sensible techniques worth taking into consideration:

* Prepare realistic budgets while you are going to school and even after you graduate. This will probably enable you to borrow only what you need, providing you an excellent opportunity to pay back the loans. * Learn how to live as inexpensively as possible. Bear in mind you are only a college student. You can enjoy a much more trouble-free life if you graduate with little to no financial debt. Many excellent tips on how to be cash conscious include finding a roommate, renting a video rather than going to the theater, and taking your lunch from home rather than going out to restaurants.

Thriftiness is the name of the game, so be as thrifty as you possibly can. * For virtually any credit card debts you receive, try to pay off the total amount due. * Set up a financial budget for yourself and stick to it. As long as you are in college, it will be beneficial to see how you can avoid the desire of using credit cards or your student loan money to purchase items that are not contained in your spending budget. Never simply purchase unneeded items. * If at all possible, check out work-study or other part-time job. Finding a part-time job will give you the chance to gain useful specialized experience, as well as providing additional income to cover expenses.

Tip #6: Retain at least Half-Time Enrollment
If you are thinking about half-time enrollment, it is essential to ensure that you are eligible for an in-school deferment. The part-time enrollment usually takes six credit hours. Check with you educational institution requirements concerning the prerequisites for half-time standing.

Tip #7: Make the most of Tax Cost savings
A number of college students who take out student education loans qualify for tax breaks. To determine your status, seek advice from your tax consultant. The breaks are now determined by your qualified college tuition repayments, and in addition, they will help decrease how much Federal tax you have to pay. If you are paying interest on a student loan, it is possible to receive a deduction on your individual Federal tax return for all interest payments. When, you get the advantage of the tax credit as well as the deductions, use the extra tax reimbursement to pay down your student loan, or to take care of the educational expenses.

Tip # 8: Show Me the Money
College graduations is now behind you and your new careers looms just ahead, but guess what; it is now time to repay those student loans. Some loans come due soon after college graduation while other loans allow a bit of time before repayment is due. The bottom line is the loan will have to be paid. Here are some recommendations when you enter the repayment period:

* Submit the loan payment as soon as it is due each month for the full payment amount or even more. This should be done no matter whether you receive a monthly bill or not. *Understand the pay off alternatives offered by your student loan lenders. One option allow you to decrease the loan by making larger monthly payments, and other option allow you reduce your initial monthly bills by making it easier to repay the loan early in your career.

*Contact your lender and inform them immediately of any change in your name or address; if you have questions about your college bill; making payments on time is a problem; loan deferment or forbearance might be needed to help you through a financial crisis. *Make sure you clearly comprehend all mail you receive from your student loan lender and respond immediately when notified. For Further Information concerning your student loans, always remember that the financial-aid office at your school should be your first point of contact. Additionally, there are a number of publications from the Federal and state governments, lenders and college admissions office, libraries and your local bookstore.

Here's to your success!

For me to admit that I am still paying off student loans this late in my life is a source of embarrassment. I refuse to reveal my age but believe me I am too old to still be paying off student loans. Oh, as I recall, President Obama and first lady Mitchell Obama paid off their student loans only a few years ago, so maybe I should not feel too bad. With that said, student loans are, and will continue to be an albatross around the necks of thousands of students and the numbers are growing each and every year. What can be done to waylay this dilemma? Unless you are born into a wealthy family, have parents who set up an annuity to cover the cost of your college education, brilliant enough to win a full scholarship, then student loans will be the way most students will have to go to complete his/her college education.

The loan will be even larger if the students choose to pursue a graduate degree or higher, thus adding to the cost that will have to be repaid. However, because you have to take out student loans to support your education, there is no reason why the loans should not be managed properly! So, student loans yes, inappropriate managing the loans is a definite no, no. Be sure to be frugal and find out the very best way to manage your student loans while still in college. There are ways to ward against the inevitable debt, make the best use of it.

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Low Interest Auto Loans

Car buyers know the benefit of a loan. A loan can help you get a vehicle you want at a monthly payment that fits their budget. What you may not know is that in the case of an auto loan, you can avoid travel and apply for the car loan from your computer! The availability of online auto loans comes from the emergence of online financial institutions. Banks and several other businesses have become comfortable operating online, with some banks even performing loan interviews over the internet. In the case of online auto loans, banks and other financial aids can operate via online lenders to help people receive their loans through online transactions.

One of the benefits of applying for a car loan online is that the car loan application takes no time at all to finish. Whereas you would have to commute to the bank and then the dealership to fill out the paperwork involved with applying for a loan, you will not have to leave the house to fill out an online auto loan application! The streamlined service involved in applying for an online auto loan comes from the plethora of online loan lenders that will work with you quickly and efficiently to find the best loan that you need.

A simple search will reveal thousands of sites and lending services ready to help you on the spot and the applications are stress free. As with all loans, whether they are for a car or house, when applying for a loan online, research it! The online loan rates can differ wildly depending on what bank, company, or business the online lender works with. In order to find the best APR on a loan, I would recommend searching various lender web pages, such as Up2drive.com or Myautoloan.com. These sites have APR estimates on the main web page and can give you a rough idea of what you are looking at paying for your monthly bill.

As with all loans, the APR is extremely important to take into account when looking at repaying your loan. The APR, or annual percentage rate, is the interest returned on your borrowed loan from the bank or financial service. These institutions can help settle your financial matters through a fixed APR, meaning an interest rate that cannot change, regardless of the bank's situation. A non-fixed APR means that the interest rate on the loan from the bank or in some cases, the dealership itself, would fluctuate at the end of a year. At the beginning of the New Year, the bank can either decrease or increase your APR, and although they are rare, a decreased APR could be obtained under the precedent that your financial institution is working with you to help you repay your loan.

This could stem from a financial hardship or simply not having enough money at the time to repay your loan. To counteract bad credit, a bad credit auto loan can be applied for. These loaning situations are for those that have a credit score of 600 or lower. When applying for loans, if your score is below 600, it's very likely that a loan corporation or business will simply pass you over. However, applying further for loans will actually hurt your credit score more, so to counter this you could visit Myautoloan.com. This site helps you connect with high risk lenders and nearby car dealers that can help you finance your new car.

An online auto loan holds many benefits to the average consumer. In one example, an online auto loan will typically beat out a dealer's overall APR. As well as being cheaper overall, an online auto loan application does not incur fees, such as one may be subject to at a dealer's. Many car dealers tack on application fees to squeeze that extra bit of cash out of the customer beforehand. In another example of why an online auto loan is more beneficial than an in-person one, you may find that the online application is considerably easier to fill out, since you do have the internet at your fingertips. Besides having the information needed to properly fill out an app online, you will also be able to work at your own pace to fill the application out. Lastly, the best part about an online auto loan would be that with most online auto loans, there is no down payment involved. Unlike at a dealership's, an online auto loan steps around any down payments by working directly with the lender, as opposed to working through the dealer to find financing.

The availability of online auto loans comes from the emergence of online banking and financial institutions. Banks and several other businesses have become comfortable operating online, with some banks even performing loan interviews over the internet. In the case of online auto loans, banks and other financial aids can operate via online lenders to help people receive their loans through online transactions.

One of the benefits of applying for a car loan online is that the car loan application takes no time at all to finish. Whereas you would have to commute to the bank and then the dealership to fill out the paperwork involved with applying for a loan, you will not have to leave the house to fill out an online auto loan application!

The streamlined service involved in applying for an online auto loan comes from the plethora of online loan lenders that will work with you quickly and efficiently to find the best loan that you need. A simple search will reveal thousands of sites and lending services ready to help you on the spot and the applications are stress free.

As with all loans, whether they are for a car or house, when applying for a loan online, research it! The online loan rates can differ wildly depending on what bank, company, or business the online lender works with. In order to find the best APR on a loan, I would recommend searching various lender web pages, such as Up2drive.com or Myautoloan.com. These sites have APR estimates on the main web page and can give you a rough idea of what you are looking at paying for your monthly bill.

As with all loans, the APR is extremely important to take into account when looking at repaying your loan. The APR, or annual percentage rate, is the interest returned on your borrowed loan from the bank or financial service. These institutions can help settle your financial matters through a fixed APR, meaning an interest rate that cannot change, regardless of the bank's situation.

A non-fixed APR means that the interest rate on the loan from the bank or in some cases, the dealership itself, would fluctuate at the end of a year. At the beginning of each year, the bank can either decrease or increase your APR, and although they are rare, a decreased APR could be requested and obtained under the premise that your financial institution is working with you to repay your loan. This could stem from a financial hardship or simply not having enough money at the time to repay your loan.

For car buyers with bad or no credit there are special bad credit auto loans available. These loans are for those that have a credit score of 600 or lower. When applying for loans, if your score is below 600, it's very likely that a loan corporation or business will simply pass you over. However, applying further for loans will actually hurt your credit score more, so to counter this you could visit Myautoloan.com. This site helps you connect with high risk lenders and nearby car dealers that can help you finance your new car.

An online auto loan holds many benefits for the average car buyer. In one example, an online auto loan will typically beat out a dealer's overall APR. As well as being cheaper overall, an online auto loan application does not incur fees, such as one may be subject to at a dealer's. Many car dealers tack on application fees to squeeze that extra bit of cash out of the customer beforehand.

Another example of why an online auto loan is superior to a traditional in-person one, you will find that the online application is considerably easier to fill out. Besides having the information needed to properly fill out an app online, you will also be able to work at your own pace to fill the application out.

Lastly, the best part about an online auto loan would be that with most online auto loans, there is no down payment involved. Unlike financing at a car dealership, an online auto loan steps around any down payments by working directly with the lender, it also lowers your cost and rate and removes dealer mark ups.

Author and publisher since 1999. Articles, stories and commentary have appeared in national magazines and are published on the internet. Mr. Fabiano has also been a featured speaker at online publishing and affiliate marketing conferences in the US, Canada and Europe. I author the following consumer finance related sites and communities: Payday Loans [http://www.payday-loans-professor.com]

Credit Cards [http://www.creditcardsprofessor.com]

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Why Do Mortgage Companies Do Better Modifying the Loans in Their Own Portfolios?

There are two offices in Washington that work together to put out a comprehensive report on mortgages in the United States. These are the Office of the Comptroller of the Currency and the Office of Thrift Supervision.

Their report is the Mortgage Metrics Report. In this report they track closely the number of loans where people are facing foreclosure and who are offered loan modifications and how successful these modifications are.

They look at the mortgages of nine national mortgage companies and three large thrifts. These twelve are responsible for 64% of the mortgages in the United States.

Their report is a quarterly report. Because the volume of loans is so great their report normally is finalized and released three months after the end of a quarter. Their most recent report was released in September of 2009 and covered the second quarter of 2009 which ended June 30, 2009.

There are numerous charts in this report. One interesting chart in the report for the second quarter of 2009 focuses on the percentage of people who default again on their loans after a loan modification was made. These are people who had their loans modified and were facing foreclosure again because they did not continue to make their modified payments.

The chart monitors 5 investors - Fannie Mae, Freddie Mac, Government Loans, Private loans and Portfolio loans. The nine national mortgage companies and three large thrifts service loans for Fannie Mae, Freddie Mac, the government (FHA and VA) and Private investors. Portfolio loans are those that the mortgage companies and thrifts have put up the money for from their own funds. They keep these in their own portfolio rather than selling them to one of the other four investors.

Here are some interesting items from the chart:

· Anywhere from 27.7% to 34.4% of people whose loans were modified for the other investors had failed to continue to make their mortgage payments 3 months after the loans were modified. Only 14.0% of the people whose loans were in the portfolios of the mortgage companies and thrifts had failed to continue to make the payments after the loans were modified.

· 40.2% to 49.8% of the people whose loans had been sold to the other investors and whose loans were modified had failed to continue to make their payments on time after 6 months. Only 28.7% of the people whose loans were in the portfolios of the mortgage companies and thrifts had failed to continue to make the payments after the loans were modified.

· The percentage of people whose loans had been sold to other investors and who had failed to continue to make their payments after nine months was between 49.8% and 58.3%. Only 38.7% of the people whose loans were in the portfolios of the mortgage companies and thrifts had failed to continue to make the payments after the loans were modified.

· The percentage of people whose loans had been sold to other investors and who had failed to continue to make their payments after twelve months was between 52.4% and 59.1%. Only 42.4% of the people whose loans were in the portfolios of the mortgage companies and thrifts had failed to continue to make the payments after the loans were modified.

None of the loans being tracked in this chart are loans where modifications were made under the Making Home Affordable Modification Program.

For each investor the percentage of people who fall behind on their payments and face foreclosure again increases the further they are from the date their loans were modified. A closer look at this shows that the percentages are fairly close and consistent for each of the investors except the Portfolio investor.

The percentages of people who are facing foreclosure again in the Portfolio category after 3, 6, 9 and 12 months are significantly lower than the percentages for the others. In the Mortgage Metrics report it is suggested that this may be due to differences in modification programs and the investor's flexibility to modify the terms of the loan.

There May Be a Totally Different Reason

Portfolio loans are those kept by the mortgage companies and Thrifts studied in this report. These are loans in which these companies and thrifts invested their own money. The other loans they have sold to Fannie Mae, Freddie Mac, the Government (FHA, VA, etc.) and Private Investors on Wall Street. While the monthly payments are made to the mortgage companies and thrifts, they just pass it on to the end investor.

These mortgage companies and thrifts lose more money on loans in their own Portfolio that end up in foreclosure than they do on the loans they have sold to everyone else. It looks like modifications they are making on the loans in their own portfolios are more favorable than the modifications they are making on the loans of other investors.

Is There Anything in the Report to Support This?

There just happens to be another chart in the report which implies that the mortgage companies and thrifts are doing this. This chart shows the types of loan modifications that were done during the second quarter of 2009. Here is what that chart reflects:

· The mortgage companies and thrifts reduced the interest rate on the loans they modified in their own portfolios 84.1% of the time. This was higher than any other group. The interest rates were modified 77% of the government loans. Interest rates were reduced on 43.6% of the Fannie Mae loans modified, 51.3% of the Freddie Mac loans modified and 63.6%of the private investor loans modified.

· The mortgage companies and thrifts extended the durations of the loan to recover any reductions in payment on 72.4% of their own loans. They extended the term on 77.6% of the Freddie Mac loans. The percentages of the rest were lower - 47.8% of the Fannie Mae Loans, 46.4% of the Government loans and 13.1% of the Private Investor loans.

· The mortgage companies and thrifts reduced the principal balances on 30.5% of the loans they modified in their own portfolios. They did not reduce the principal balances on any loans for other investors.

· The mortgage companies and thrifts deferred a portion of the principal due on 4.7% of the loans they modified in their own portfolios. They only did this 0.1% of the Fannie Mae loans. There were no principal deferments on any loans for any of the other investors.

· The mortgage companies and thrifts only froze the existing interest rates on 5.5% of the loans they modified in their own portfolios. The percentages on loans where they froze the interest rates on loans for the other investors ranged from 5.9% to 16.6%.

Let's define these terms.

· Rate Reduction - The interest rate on the loan is reduced.

· Rate Freeze - The interest rate on the loan is frozen at the level it was at.

· Term Extension - The length of the loan was extended to recover any reductions in payment.

· Principal Reduction - The amount still owed on the loan was reduced.

· Principal Deferral - Some of the money owed was deferred to the end of the loan.

This chart clearly indicates that during the second quarter the mortgage companies and thrifts took action to give more favorable modifications on the loans in their portfolios than on the loans they sold to the others. This is clearly indicated by the fact that they reduced the interest rates on 84.1% and extended the terms on 72.4% of their loans. They also reduced the principal on 30.5% and deferred the principal on 4.7% of their loans.

The surprising thing here is the 30.5% principal reduction on the loans in their own portfolios. The mortgage industry has consistently fought against legislation proposed in congress to give judges the power to do this. Yet they are doing it on their own loans.

The mortgage industry has been lobbying that loan modifications don't work. They regularly say that while modifications may temporarily postpone a foreclosure, the majority of people will fall behind on their payments and face foreclosure again. Yet these charts don't show that. They show that almost 60% of the people facing foreclosure whose loans are in the portfolios of the mortgage companies and thrifts have been able to stay current on their modified mortgages twelve months after they have been modified.

It looks like more pressure needs to be placed on mortgage companies to modify all loans in the same manner as they are modifying those loans in their own portfolio.

As a real estate investor since the 1980's Mark Elkins has seen the devastating impact foreclosure has had on common ordinary people. This has led him to study and gain much knowledge and insight into how to help people in foreclosure to take the offensive, reverse the process, save their home and minimize their losses. Please visit his website, http://www.stopforeclosureanswer.com. Please check out his blog athttp://www.stopforeclosureanswer.com/stopforeclosure.

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Secured Loans - How to Get Quickly Accepted For a Secured Loan and Get a Better Rate

When a lender receives a secured loan application form he only has two areas on which to base his decision - you and the property. If he can put a tick in both of these boxes then you will get your loan at a good rate.

However, it is possible to still get your loan if either you or the property are not A1.

This is one of the good things about secured loans, they allow you to obtain a loan when other sources of finance may not be available.

Secured loans - You

Unfortunately, most things in this day and age are broken down and put into boxes and that includes you when you apply for a secured loan.

Your boxes will be:

o Your employment/ self employment
o How many outstanding loans you have
o Your usable (free) monthly income
o Your credit rating
o How you have treated your current (and previous if less than 12/ 24 mths) mortgage company

Secured loans - how to improve "you" in the eyes of the secured loan lender

Most applications for secured loans are made through a broker as most lenders do not like to gather all the information needed to process a secured loan. There is also a lot of overhead in this process which they prefer the broker to pay for.

Secured loans - rule 1

Make sure you find yourself a good secured loan broker. The secured loan lenders are not going to like me saying this but all brokers are not equal in the eyes of the lender. The better ones earn more money per application and get more secured loans paid out, as a percentage, than others.

These both directly effect you as the more the lender pays the broker the less of a fee he will need to charge you and the other reason is that you are more likely to get you loan paid out (and at possibly a lower rate) by using a well established secured loan broker.

Secured loans - rule 2

Work with you broker - not against him. I know it is a pain to keep having to produce paperwork but the more you have, the less pain you will receive when your full loan application reaches the secured loan lender.

Secured loans - rule 3

Go through your available income with your broker and get him to explain how the lender, he is putting you with, is working out your available income calculation. You might find you get a better rate if you do a bit of debt consolidation.

If you are self employed but have regular contractual work that you can prove goes back a few years, then you may be able to argue for a better rate. Self employed applicants for secured loans are usually penalised with the rate as they are considered a high risk.

Secured loans - rule 4

Your credit rating is nowhere near as important for secured loans as it is for personal loans (unsecured). However, it is still important if you want a good rate. Lenders of Secured loans (like most lenders) don't like to see arrears on a credit report. A credit report will show the lender how you have paid your credit cards and loans over the last 12 months. It will also show any defaults or county court judgements.

Most secured loan lenders will ignore one months arrears on most loans as this can be argued that it is just a late payment. When you start to get to two months or more then you need a good (preferably provable) explanation or your rate will start to go north.

One thing secured loan lenders hate is current arrears when you apply to them for a secured loan. So, if you can, make sure your current commitments are up to date when you apply and this will keep your rate down.

Secured loans - rule 5

How you have paid your mortgage is sometimes more important than your credit report as the secured loans lenders see themselves as an extension of your mortgage and the best way they can see if you are going to pay them is to see how you have paid your current mortgage.

So, if you can, make sure your mortgage is up to date when you apply and if you have had any arrears then you will need a good explanation to keep your rate down.

To speed up you application you could get proof of your last 12 months payments from you mortgage lender and proof of the outstanding balance.

Secured loans - your property

Your property is the security that the secured loan lender has. If all goes wrong and you stop paying and communicating with the secured loan lender then eventually he will reposes your property (although he will not want to as it is creates another set of problems for them).

So, putting the above cautionary note aside, you are putting up your property as security for the loan. You are only doing this because it benefits you and you probably fall into one of the following categories:

o A lower rate than other unsecured loans offer
o A larger loan than is available through other financial sources
o You want a loan but your employment is questionable or you are self employed
o You have missed a few payments on some credit and the loan rates you are being offered from other sources are unpalatable
o Your credit is poor and you need to put up security to get a loan

It only makes sense that if you are putting your property up as security for your secured loan then you may as well maximize its value and get a lower rate.

The secured loan LTV (loan to value) is one of the major calculations that will effect the rate you are offered. It is simple to work out: you take your current outstanding mortgage, add to that the secured loan you are applying for and divide it by the current value of your property. The lower the percentage the better rate you should get.

So, if you want a lower rate then maximizing the properties value is one of the best ways to go about it. It might take a little bit of time but you could be paying for the secured loan for anything from 5 years to 25 years so the extra bit of effort could save you a lot of money in the long term.

Secured loans - property rule 1

You will almost certainly have a valuer come round to have a look at your property towards the end of your secured loan application.

Valuing property is not a science but an opinion and in this case the the persons whose opinion counts is the valuers that you have coming round. You don't know if he has spent most of the day sitting in a traffic jam, had an argument with his children or forgotten his anniversary and what is more you can't do a thing about it.

What you can do is be friendly and offer him a cup of coffee and make sure you have allocated time for him. Go round the property and point out any improvements you have made and are going to make.

Valuers like to be told that the property is going to be improved as it lessens their risk of getting sued by the secured loan lender in case they value the property wrongly.

Secured loans - property rule 2

Before the valuer gets to your property make sure it is looking its best. A small bit of effort will add thousands to your valuation if the property looks well kept rather than run down.

First impressions count so make sure the front and entrance hall is spotless, try and put any junk away to make the rooms look bigger and also try to finish those jobs that were half started and never quite completed.

Secured loans - property rule 3

As previously stated, the property value is an opinion so you need to make sure that the valuers opinion is the correct one. All valuers will contact local estate agents to see what is selling in the market near your property.

It would be to your benefit if you contacted the estate agents and got comparable properties that are on the market and recent sales. You can then decide which of your collection you wish to give the valuer (or you can send them on to your broker but this is not quite as good as giving them to the valuer).

Human nature being what it is, your comparables will probably end up in the valuers file and he will take these into account when valuing your property.

For advice on the best way to apply for all types of loans including secured loans, home loans, personal loans, payday loans, pawn broker loans, credit cards and mortgages please visit http://www.loan.co.uk

http://Loan.co.uk can also arrange any type of loan at the best rates available.

Article Source: http://EzineArticles.com/expert/Marc_Bertola/409411

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Everything You Ever Needed to Know About Payday Loans But Were Afraid to Ask

A payday loan is a small short term loan you can use to cover expenditure until your next payday. You can apply online and the decision to loan you the money is made almost straight away. In most cases the whole application can be completed online and the money loaned can be credited into your bank account on the same day as you make your application.

A payday loan is an unsecured loan, so it is not dependent on collateral, such as you owning a house or car etc.

Generally when you make your first application you can borrow any amount up to £300, depending on your take home pay. You are more likely to be approved the less you want to borrow, so it is advisable to borrow only what you need. Once you have successfully repaid loans with one particular company they may then offer to lend you anything up to about £750 in subsequent loans.

Payday loans can provide a useful solution for short term cash flow problems.

Who can apply for a Payday loan?

In order to be eligible for a payday loan you must be over 18 years old and in employment with a take home wage of at least £750 per month. You must also have a bank account with a valid debit card.

Even if you have bad credit history you should still be able to obtain a payday loan as long as you fulfil the above criteria.

How do you get a Payday loan?

The majority of payday loans are available online, so there is no delay with faxing or posting of documents. The application process is quick and easy to complete. You will be asked for your name, address, details about your monthly income and employment, when your next payday is, along with the amount you wish to borrow and your bank account details.

Once you have submitted your application you should hear back from the payday loan provider within minutes. They will email you with their decision to the email address you have registered with your application.

Payday loan providers partly make their decision as whether to lend you money dependent on the amount you want to borrow compared to the amount you earn. Only borrow what you need, the less you borrow the more likely that your application will be accepted and the smaller the amount of interest you will accrue.

If your application is successful you will be sent, by email, your loan agreement showing the amount that will be lent to you, the repayment date and the amount of interest you will pay on the repayment date. Along with the loan agreement you should also be sent loan conditions. These loan conditions should outline your rights under the Consumer Credit Act 1974 along with details about repaying the loan, cancelling the loan and the use the personal information you supply when applying for the payday loan.

If you are happy to proceed you sign online by providing details of your name and answering a security question such as your mothers' maiden name. Then, email this back to the loan provider and the money will be deposited into the bank account you registered at the application process. The money can be deposited in your bank account on the same day you make the application, so this is a very fast and efficient way of borrowing money short term.

How do I repay the loan?

You will need to repay the loan amount and the interest accrued on the repayment date as specified in the loan agreement. The repayment date is usually your payday, hence the name payday loan.

The repayment will be collected by the loan provider by debiting the bank account you registered at the application process, which is the bank account into which you get your wages paid.

Repayment over a longer period

Payday loans may be extended if you find yourself in a position to be unable to satisfy all or part of the amount due on the repayment date. If this happens it is recommended that you contact your payday loan provider as soon as possible and explain your circumstances to them. They will then be able to explain your options and how to go about extending your loan.

Even if you are not able to fully settle the repayment amount, it is advisable to pay off as much as possible on the repayment date. This will help to keep the amount of interest you owe to a minimum. Some companies may charge you additional fees for extending your loan, you should check if this is the case before you sign your loan agreement.

Regulation of Payday Loan Companies

Properly regulated payday loan companies must adhere to strict laws governing the finance industry.

As with any financial product you apply for it is always advisable to check that the company offering the loan is properly regulated. The payday loan company you are applying to should show its Consumer Credit Licence number within its loan conditions and it should also be authorised by the Office of Fair Trading. If you are in any doubt as to whether the payday loan company you are considering applying to is fully regulated then you are within your rights to contact either of these bodies for further information.

As long as the payday loan company you are applying to is properly regulated, there will be a recognised body to make any complaints you may have to and you can be assured that you will not be subject to any unfair practices.

What are the benefits of a Payday loan?

Fast

One of the main benefits of a payday loan is the speed at which the cash can be credited to you. The money you need can be available to you in your bank account on the same day that you make the application. This can provide valuable assistance if you have a short term cash flow problem and need money in an emergency.

Simple

The application process is very simple, it takes just minutes to apply for a payday loan and you do not have waste time posting or faxing documents to the payday loan provider, as you would with other more traditional high street loans.

Poor Credit History

Payday loans are available to people with a poor credit history. This is because payday loan companies do not solely make their decision to lend based on a persons credit history. As long as you fulfil the application criteria you have a good chance of obtaining a payday loan. For many people a payday loan may be the only way they are able to obtain credit, especially in the current financial climate where the majority of lenders are unwilling to provide loans altogether, never mind to a person with a poor credit history.

Use of the Loan Money

You do not have to tell the payday loan provider what you need the payday loan for. You can use the money for whatever you want. You may need money in an emergency which can not wait until payday for instance; emergency medical or dental treatment, to settle a bill quickly, extra spending money on holiday or even for a romantic weekend away. The choice is yours as long as you make the repayment due on the repayment date.

No Upfront Costs

There are no upfront costs associated with a payday loan. You do not pay anything back until the repayment date you have agreed to in the loan agreement.

Why does the APR appear high on payday loans?

The APR applied to payday loans appears at first glance to be high. This is very misleading, but there is a simple reason why this figure looks so high. APR is an Annual Percentage Rate, and as such is calculated over a whole year (365 days). However, a payday loan is taken usually only over a number of days or weeks.

The APR calculation was not designed to apply to very short term loans such as payday loans. It was designed to apply to long term loans in existence for a year or more. It is really a theoretical figure than enables people to compare similar longer term loan products, like mortgages or ongoing credit balances.

Rather than relying on the APR rate it is more advisable to look directly at the loan agreement to see exactly how much interest you will be charged for the period of your payday loan. Some companies have a standard interest charge for the amount you wish to borrow regardless of the duration of the loan. It is then up to you to decide whether you will be able to repay both the cash advance you receive initially and the interest amount on the repayment date.

To Conclude

Many people do not have savings or access to credit cards or more traditional loans and so the convenience of a regulated payday loan provides piece of mind should the occasion arise that they need some money quickly.

If you need money in a hurry, can not wait until payday and are confident that you can make the necessary repayments on the repayment date, this could be the ideal solution for you.

Overall, payday loans are convenient, easy to access and offer a viable option for people who require money quickly for whatever reason.

Learn more about Payday Loans at www.paydaypower.co.uk [http://www.paydaypower.co.uk]

Payday Power brokers same day payday loans in the UK. Visit us online for more information. Payday Power is a Reset Finance company.

Article Source: http://EzineArticles.com/expert/Michael_D_Valentine/360179

Article Source: http://EzineArticles.com/2550921

Personal Loans - All You Wanted to Know

The main features are:
It is a unsecured loan suitable for any purpose Like:

- Education
- Marriage
- Medical purpose
- Purchase of Property or Assets
- Repay old loans
- Investments
- Holidays
- Gifts...etc.

It is hassle free. No guarantors or security /collateral required. Loans to salaried & self-employed. Special offers for Professionals like Doctors, Chartered accountants, Engineers, Architects, Company secretaries, MBA's etc. Loans are available from Rs. 50, 000/- to Rs. 20 lakh. Repayment options from 12 to 60 months in easy EMI's. Loans available against surrogate income of any auto, personal or home loan.

Minimum documentation & fast approval. What are the Various types of personal loans available? Personal loans can be broadly divided into income based and non income based. Income based loans are given on the basis of income per month/per year for salaried and self employed respectively. Non income based loans also know as surrogate loans are given based on repayment track records of existing personal loans, car loans, home loans and Credit cards from approved banks. Minimum instalments paid/Months on books required is 9-12 months.

WHAT ARE THE ELIGIBILITY CRITERIAS?
The eligibility criteria for salaried and self employed are:

SALARIED:
Applicant should be Indian citizens working and residing in Mumbai.
Minimum age required is 21 years and Maximum 58/60 years.
Minimum Work Experience-1 month in current company and 3 years overall.
Minimum Net Take Home - Rs. 20, 000/- per month.
Residence-either Owned, rented or company provided.
Telephone/mobile mandatory at residence.
Currently most of the banks are providing unsecured personal loans only to employees of Private Ltd , Limited and multinational companies.

SELF EMPLOYED:
Applicant should be Indian Citizens Working and residing in Mumbai.
Minimum age required is 23/25 years and Maximum 65 years.
Minimum 3 years experience in same business.
Minimum income Rs. 2. 50 lakh per anum.
Residence/Office -either Owned, rented or company provided. Either residence or office should be self owned.
Telephone/mobile mandatory at residence and office.
Partnership firms , Private Ltd. companies and deemed Limited companies are eligible.

HOW IS ELIGIBILITY CALCULATED?

Different banks have different ways of calculating the eligibility. In the case of Salaried generally most of the banks would calculate eligibility to be 1/1. 5 times of annual income. Factors such as existing loan liabilities , average bank balance, track record on existing loans , company profile & loan tenure also plays a part in deciding eligibility.
In the case of Self Employed's the eligibility would depend on the turnover, existing track record, net profit, cash credit /overdraft limit enjoyed, line of business, cash flow, bank statement, existing loan liability amongst other things. Generally the loan amount is limited at 1. 25 to 4 times of cash profit generated less existing liabilities or a certain percentage of turnover less existing liabilities.

WHAT IS THE LOAN TENURE?

Loan tenure is the period within which the applicant wants to repay the loan. Loans can be repaid from 1 year to 5 years. The rule of the thumb being longer the tenure higher would be the loan eligibility and vice versa. The age of the applicant along with period of service left also influences the loan tenure.

WHAT ARE SERVICE CHARGES?

Service charges, loan processing charges , bank charges are various ways of describing the fees which the bank charges for processing and disbursing loans. It is deducted directly from the loan amount and is generally restricted to 2% to 3 % of the loan amount. It is a one time fee.

WHAT ARE THE DOCUMENTS REQUIRED?

SALARIED:

- Photograph.
- Pan card copy.
- Current residence proof.
- Salary slips for 3 months.
- Bank statement for 6 months.
- Appointment letter and proof of work experience.
- Sanction letters of existing/closed loans.

SELF EMPLOYED:

- Photograph.
- Pan card copy.
- Residence and office address proof(Either residence or
- Office should be self owned).
- IT Returns - CA certified copies for 2 years complete set.
- Business continuity/existence proof 3 years old.
- Business banking 6 months.
- All existing loan sanction letters.
- Qualification proof for professionals.

WHAT IS THE LOAN PROCESS?

One can apply for a personal loan any time in anticipation of a quick, hassle free and unsecured finance for any purpose. The verification process at residence and office is physically done within 2/3 days on submission of all documents required. There is a simultaneous credit check done to find out the credit history of the applicant in the bank applied as also other banks. If all the checks are positive the credit officer normally has either a telephonic or physical discussion with the applicant at his office/place of work.

Subject to the discussion being positive the applicant has to sign an agreement and also hand over PDC'c(Post Dated Checks) or authorization for ECS(Electronic Clearing System). The applicant generally gets either a direct credit in his/her account or receives a Draft within 2/3 working days after executing the agreement. The entire Process may take 5/7 working days.

WHO CAN APPLY?

Salaried individuals and Self employed individuals, Partnership firms, Pvt. Ltd. and Deemed Ltd. companies can apply.

What are the Income Criterias for Salaried?
A Salaried Individual needs to have Minimum NTH(Net Take Home Salary) Of Rs. 20000/- pm.

What are the income criteria for self employed?
Minimum Income of Rs. 2. 5 to Rs. 3 lakh per annum is the accepted norm.

What is the minimum and maximum loan amount?
The minimum loan amount for salaried is Rs. 50, 000/- and maximum Rs. 15 lakhs. For Self employed the minimum loan is Rs. 1 lakh and maximum 20 lakh.

WHAT ARE THE AGE CRITERIAS?
For salaried the minimum age is 21 years and maximum 60 years.
For Self employed's the Minimum age required is 25 years and maximum 65 years.

Is a no income Proof loan available? 
Yes, salaried individuals and self employed's can apply on the basis of existing personal loan, auto loan & home loan tracks on which minimum 9/12 EMI's have been paid.

WHAT IS THE LOAN TENURE?
The minimum loan tenure is 1 year and maximum 5 years.

Is securities or guarantors required for a personal loan?
No security, hypothecation, guarantors or mortgages is required in a personal Loan.

Can a person staying on rent apply?
Yes, applicants staying either on owned, rented or company provided accommodation can apply. Permanent residence address proof may be required in case of rented/leased, company provided accommodation.

WHAT ARE THE INTEREST CHARGES?
Interest charges depends on various factors like the Loan Amount, Company profile, qualification & Income etc. It could vary from 16 % to 26% on a monthly reducing basis.

CAN THE LOAN BE PREPAID?
Yes, the loan can be prepaid after paying 6 installment.

ARE THERE PREPAYMENT CHARGES?
Generally all banks charge 4% to 5% of the principle outstanding as prepayment charges.

Apex Finance & Marketing was founded in April 2006 by Subhrajeet Talukdar and is the promoter of http://www.eazeeloans.com a premier Loan Advisory Portal for Personal Loan, Home loan, Business loan, Loan against Property, secured loan, Unsecured loan, Salaried loans, Loans to Self employed, Professional Loans in Mumbai.

Article Source: http://EzineArticles.com/expert/Subhrajeet_Talukdar/328112

Article Source: http://EzineArticles.com/2452356

Loan Modification Vs FHA - Hope For Homeowners Program - Comparative Analysis!

Current Housing Market Status:

In the last 3 or 4 years, a large number of homeowners have been trying to complete a "loan workout" with their current mortgage lender to lower the interest rate and improve the terms of their loan. Many lenders have chosen not to accept any new terms, rather, let the property go into foreclosure.

Because lenders have an overwhelming number of properties in foreclosure, they are starting to accept loan modifications via their loss mitigation departments. The time is ripe for consumers (who own homes) to take action and request that their loans be modified towards better terms and a lower interest rate they can afford, if they have high interest rate sub-prime loans or are at risk for foreclosure.

Since, the rate of foreclosures is increasing, everyday, the federal government, congress and the president have approved and signed a new bill which will allow homeowners to take advantage of a new "FHA - Hope for Homeowners Program" designed to save more than 400,000 homeowners from foreclosure. This program will go "live" on October 1st, 2008.

The new FHA loan program will assist homeowners who are currently in foreclosure, close to foreclosure or those who have high interest rate mortgage loans like those called sub-prime loans. The program is different than a loan modification in several ways.

The following is a bulleted layout of the deference's between completing a loan modification and getting approved to do a FHA -Hope for Homeowners program.

Loan Modification:

1. You can recast your current loan into different terms, with the hope to benefit from a lower interest rate, which is fixed rather than an adjustable interest rate.

2. The costs of the loan modification are rolled on the "back-end" of the loan, which will increase the amount of money you owe.

3. The loss mitigation department may choose to keep the amount (that you own on your loan) higher than your current home value. Or they may choose to lower that amount, some, but not as much as it could be to make your new payment comfortable in the long term. This could mean that you may be in financial jeopardy, in the future.

4. It's a fact, what cause your current lender to be interested in keeping your loan on their books are the servicing rights. They make money servicing your loan over the term of the amortization schedule. The problem is that many lenders have filed for bankruptcy or just got out of the business (due to poor credits markets) and the servicing rights have been sold to other investors. This often causes a strain, since; the servicer does not actually have your loan documents at their facility, so they rely on others to get your original loan information to them for review. This process can cause the loan modification workout to be slow, in many cases. Timing is very important, since, homeowners are not knowledgeable in the process and they often wait to late to get the loan modification process started. It is important to communicate with your current lender and get the loan modification process stated, months before your home goes to foreclosure sale.

5. If your request for a loan modification is rejected, you may want to try it again in a few months, since; some lenders don't document the loan modification attempt you made. They are often motivated by changes in the housing market and their intent changes as more and more loans go into default. It does not hurt to try again. It is smart to work with a loan modification specialist, a seasoned loan officer or an attorney who specializes in real estate, mortgage lending and loan modifications. They understand how to speak to loss mitigation department, personnel and can get a general idea of the mood and trends of your lenders loss mitigation department.

6. Many loan modification specialist work together with attorney firms to get the loss mitigation departments to act in a timely manner. Those same attorney firms work with the loan modification specialist to make sure the original loan documents are not fraud ridden. This is a good approach, yet it can cost the homeowner additional money, since both the loan modification specialist and the attorney need to be paid for their services.

7. Homeowners are required to pay the loan modification specialists and attorneys for the services, provided. Many homeowners think that the cost will be included in the new loan amount, but this is not the case. Logically, lenders are already losing money when they agree to modify the loan terms and conditions for the homeowner, so, you can bet that they will not agree to "package" the costs of doing the loan modification into the new loan. That cost is paid by the homeowner, directly to the loan modification specialist and/or the attorney. The cost can range between $995.00 and $, 5000.00; as an average. Many loan modification specialist, senior loan officers and attorney firms can work out a payment plan, yet, many require at least 1/2 upfront before they start the loan workout. Understand, there is no guarantee that your loan modification or loan workout will be accepted. You will still have to pay your representation your agreed amount. A large percentage of loan modifications and workouts are accepted. So, it's a good bet, since, most people do not want to loose their homes to foreclosure.

8. Loss mitigation representatives, (most often) do not require you to pay for a new appraisal. Instead, they have your representative provide census track data, a BPO (broker price opinion) or a print out of valuation from title company market sales data. 9. If you are in foreclosure and costs have been incurred from posting your foreclosure sales data, attorney fees, title costs or other costs; you could be liable for those costs, if our current lender requires it (as a requirement to the loan modification).

10. Loss mitigation departments may choose to approve you for a new loan which is (another adjustable or tiered -fixed loan). Be careful. Do your homework or "talk-it-over" with your representation.

FHA- Hope for Homeowners Program:

1. The federal housing administration (FHA) has required that all homeowners who become approved for this program accept a 30 year fixed rate program. No other loan types will be accepted. You can only qualify for this program.

2. FHA will loan up to 90% of the current value of your property. This means that if you purchased your property for a higher purchase price and currently have a loan amount higher than what the value of the property is presently, you can become approved to do a loan amount at 90% of what your current house is worth.

3. If you have more than a 1st trust deed lien (subordinate liens) on your property and your property value has severely, diminished; your current lenders may take the loss when you get approved under the "Hope for Homeowners Program". Usually, the subordinate lenders loose, unless they purchase the primary lien. Most do not purchase the 1st trust deed lien. So, the subordinate lender takes a loose on their investment.

4. FHA's goal is to keep as many homeowners in their homes. They understand that it would be better to do a loan for a homeowner rather than have that property go into foreclosure, be place into the retail real estate marketplace, causing a further degrading of the housing market.

5. The FHA underwriting guidelines are currently more liberal than any other loan guidelines in the current market. FHA is more forgiving in their approach to mortgage lending.

6. The FHA underwriting guidelines have not been disclosed. As October, 1st, 2008 approaches, lenders, processors and underwriters will have a more clear idea as to what is required to get a loan approval.

7. Homeowners will (probably) be required to pay for a new FHA appraisal, as a condition for loan approval and closing. Underwriting guidelines will determine if this is true. The average costs for an FHA appraisal is ranges, $300 - $450.

8. Income to debt ratios will be determined and posted in the underwriting guidelines. Consult your loan modification specialist or loan officer.

9. The loan servicing companies that service, sub-prime loans will (probably) be more inclined to accept a loan modification, since they will want to transfer the lien to FHA, rather than keep it on their books. They have taken huge losses and have an overwhelming desire to get rid if their current problems. Have patience with these lenders, since, they do not keep your actual loan documents at their facilities. They will have to request them. Many loss mitigation personnel are stressed and will want to make a determination as to your file, fast. This is an advantage to you! Work closely with your loan officer to get the items needed for loan submission.

10. If you live in a heavily populated area like Los Angeles, Orange County, San Francisco, Seattle, Portland, Denver, Miami, etc., you will more than likely have a higher percentage of success with a loss mitigation department. This is because there are more homes in foreclosure in concentrated housing areas.

11. Even though we have not seen the FHA underwriter guidelines, (since they have not been delivered to the underwriters) they will be available on or before October, 1st, 2008. We can expect that the guidelines will probably focus on a person ability to make the new housing payment and not the persons credit score. We call this "ability to pay"!

12. If you're, FHA -"Hope for Homeowners Program" loan application is accepted by FHA; your current lender will still have to accept the condition which FHA places on the loan. This means that your current lender may to take a loss in equity by accepting the FHA loan buyout, offered.

13. The good news is that your current lender (already) understands that they will take a loss in equity, if the property goes into foreclosure. If they don't accept the FHA buyout, they may have to place your foreclosed property into the retail sales marketplace. This means that they may have to pay a Realtor up to 6% commission, wait for the property to be purchased, incur additional holding cost, pay a gardener, electricity and water bills. All the while, they realize that the property will probably be reduced in value even more as additional foreclosure properties come on to the marketplace. This is not a rosy situation for them, so, most will realize that it would be better to sell the loan to FHA and take less of a financial loss.

14. The main benefit to your current lender in accepting the terms of a FHA buyout is that under the FHA guidelines, they can benefit from a portion of any equity gain in the property for up to 5 years, at the time FHA buys the loan. If the homeowner chooses to sell the home within the 5 year period after the close of the new FHA loan; the lender can participate in a percentage of any equity gain. This single condition will cause many lenders to accept the FHA loan buyout. Ask your loan officer for information regarding lender participation in an equity gains.

15. Many lenders are fully; "FHA approved lenders" and will require that your loan be recast within the FHA loan department of your current lender. Therefore, ask your loan officer if your current lender (note holder) is FHA licensed. This will save you time and headaches, since; many loan officers will try to do the loan on your behalf without determining if your current lender wants the new FHA loan on their own books. This may be a condition for an FHA loan approval, by your current lender. If our current lender is already an approved lender, they might as well sell the loan to FHA, direct, correct?

16. Third party cost like, attorney fees, loss mitigation fees, foreclosure posting fees, etc., will be absorbed by your current lender under the FHA - Hope for Homeowners Program. You will not incur these fees under the program. The lender will take this loss, too.

17. As part of the Foreclosure Prevention Act of 2008, 1st time homebuyers are encouraged to purchase homes between April, 2008 and July 2009. They can receive up to $7500 dollars in tax credits from the federal government. This program has been established to speed up the housing recovery by getting people to purchase homes. Additionally, it will cause home sellers to purchase homes, as well, since they are often "move up" buyers. This program is part of the overall attempt to correct the bad housing market.

18. Credit Score vs. Your Ability to Make the Payment: These two factors will be outlined in the underwriting guidelines. I would expect that the ability to pay will override the credit score issue, since, most people having problems making their housing payments, already, have degraded credit scores. Consult your loan officer for details.

Summary:

Loan Modification:

Consumers, now have several options to preserve home ownership. If one option does not work try the other. Remember, time is of the essence, so act promptly to give your self time to use one or both options.

1. Loan modification is a good option for many, if your have proper representation and get a favorable deal. 2. You will have to pay the costs for this type of loan modification. 3. You will not have to pay for an appraisal, in most cases.

Visit this site for more information: http://www.LoanModificationContacts.com

FHA - Hope for Homeowners Program:

1. This program may be a better deal for you, if your lender is no longer in business (sub-prime lenders and prime lenders). It can still be a great benefit to you if your lender is still in business and wants to remove some bad assets from their books (understanding) you might become one of those bad assets. Your loan officer can provide this information for you.

2. Since, FHA will go to 90% of the current value of your property; you can be the real winner. This simple fact means that you will have a better opportunity to qualify under a 30 year fixed loan and your housing payment will be more affordable, then what you are currently paying.

3. You will most likely, be required to pay for an appraisal. Ask your loan officer about this, since; the underwriting guidelines have not come out, yet.

4. You may or may not have to pay for the closing cost to procure the loan. It has not been determined, who actually pays for the closing costs. It will be in the underwriting guidelines, when they come out. Ask your loan officer.

5. Credit Score vs. Ability to Pay: Underwriting guidelines will determine these two factors. FHA underwriters will probably be more forgiving and weight their approval on your ability to make the monthly housing payment. We will have to wait for the underwriting guidelines. Ask your loan officer about these two factors.

Author: Steve Linnin

A Real Estate and Mortgage Broker for over 23 years. An educator and Trainer to loan officers and real estate agents. An on-going trainer and educator of real estate agents and loan officers.

[http://www.linnin.info]

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