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Refinancing Through the HARP Program
HARP Refinance
If you owe more than your house is worth, and want to refinance to today’s low interest rates, you need to check out the HARP program. Millions of homeowners with underwater homes are finding relief in a new version of the Home Affordable Refinance Program (HARP). Refinancing to lower interest rates could slash your monthly mortgage payment or shorten the time it takes to pay-off your mortgage.
The new HARP loosened qualification rules, making it it easier for underwater homeowners to qualify for a refinance. When HARP 2.0 was released in November 2011 you had to work with your original lender. Since March 2012, when Fannie Mae and Freddie Mac rolled out the automated underwriting systems, you can work with any participating HARP lender. That means more competition for your business and better rates for you
HARP 2.0’s Hurdles
There are two series of hurdles you must clear before you can refinance your loan under HARP 2.0. The first set of hurdles concerns the loan itself. The three key eligibility questions are:
- Is the loan owned by Fannie Mae or Freddie Mac?
- If so, was the loan purchased by Fannie or Freddie on or before May 31, 2009?
- The loan was not refinanced under HARP before (some exceptions apply).
If you answer yes to these three questions, then your loan may be eligible for HARP.
Tip: If your loan is a FHA loan, then check out a FHA streamline refinance loan.
The second set of hurdles concerns your finances and property. Fannie Mae and Freddie Mac set up the basic guidelines. There are two basic ways your loan can be processed:
- Manual Underwriting System: Only your original lender (who is also your current servicer) can process a HARP loan through the manual underwriting system.
- Automated Underwriting System: Any participating lender can process a HARP loan through the automated system.
Keep in mind that lenders are free to have stricter qualifying rules than the basic Fannie and Freddie requirements.
When shopping for a HARP loan, here are some of the main points to look out for:
- Credit Score Requirements: Fannie and Freddie have no minimum FICO score requirements. However, each lender has its own credit score requirements, so if you are denied by one lender, keep shopping.
- Income Requirements: Your original lender can approve a loan with no debt to income ratio (DTI) requirement. However other lenders must qualify you based on your DTI. The rule-of-thumb for a HARP loan is a 45% maximum DTI.
- Timely Mortgage Payments: The HARP program allows for no late mortgage payments in the last 6 months and one late (30 days) payment in the preceding 6 months. However, some lenders do not allow any late payments.
- Investment Properties Qualify: You can refinance a second home or rental property under HARP 2.0.
- Fees: Lenders are not consistent in the fees or the interest rates they charge for HARP 2.0 loans. Some lenders charge a few hundred dollars for HARP 2.0 loan fees, and others charge thousands. It pays to shop around, so you can compare interest rates and fees.
- Condos: While HARP guidelines for condos are tricky, many more condo owners will qualify for a loan under HARP 2.0 than under the first version of HARP.
Applying for HARP
First, go to the Fannie Mae and Freddie Mac Web sites to learn if either owns your loan and whether they bought your loan on or before May 31, 2009. If so, you can contact either your current mortgage servicer or shop around with the many lenders who are offering the HARP 2.0 loan.
If your application is rejected, ask for the specific reason why. If you applied with your original lender, find out whether the lender used the manual or automated system. Request manual underwriting if your original lender turned you down based on automated underwriting, as it may result in your loan being approved.
It pays to shop for HARP 2.0 refinance. Many homeowners report one lender will reject their application, but another will offer them an attractive refinance. Second, lenders are not consistent in their offers. As mentioned, closing costs are all over the map. Interest rates vary, too.
Summary
HARP 2.0’s rules are technical. Each lender creates different overlays. If you believe you qualify for HARP 2.0, be persistent! The rules that are in place today could very well be expanded in the future. This is one instance in life where shopping can be the solution to your problem.
Say Please
This is a guest post/reader story from a good friend of mine.
Greetings,
As a long time reader of Live Real Now, I’ve enjoyed the advice and the step by step, “I’ve been there” advice from Jason. Sadly, until now I haven’t really taken much of it. It was too much work. It was too hard. But the recent “Future Me” post really struck home so I looked for something that should be easy.
What I found was the concept of “Call and Ask”. I took a look at all of my accounts and utilities to decide which ones I was willing to change, drop, or reduce. The two I came up with were Dish Network and CenturyLink DSL.
My plan was simple:
- Look for their introductory offers
- Compare to my current price
- Call
- Ask if existing customers are as important as NEW customers
- Finally, be nice!
I started with CenturyLink since I needed to call them for a new modem in anyway. We’ve been with CenturyLink for years and I’ve been paying $34.99 for slow DSL and using it a couple times a week to work from home. Their new customer promotion is $19.99 for the faster service. I’d love to give you my script but I don’t entirely remember what I said. I believe I asked if they would extend the new customer rate to me and for how long. I know I pointed out that I would be out 3-5 days of internet service so now was the time to start trying to lower my bills. The customer service rep was actually pretty cool about it.
“Let me look at your account. We can offer you that rate for 12 months. After that the rate will be $54.99.”
That seems like a short term win for a long term loss, right?
His followup comment was golden: “Call us back in 12 months and see what specials we can offer you then.” So I went into Google Calendars and set myself a reminder 10.5 months from now.
Net effect: $15/month saved.
Next step: Dish Network.
We’re getting the Family Package which is already pretty inexpensive for Dish. Looking around, the new subscriber price was $5 less.
Same plan.
“Hello, I’m a long term subscriber. I see that you’re offering new subscribers the same package for less. Could you extend that offer to me?”
Same response… “Sure, you can have a $5 discount for 6 months.” Again, I set a Google Calendar reminder, this time for 4.5 months out.
Net effect: $20/month saved.
Can this go farther?
I recently purchased 3 pairs of F.O.M work jeans from Duluth Trading Company. Yes, they’re expensive, but they fit and last a long time. I’m not a small guy. (Ed. Welcome to the club!) Anyway, at the time their sale looked good: $10 off each pair when you order 3 or more. Coincidentally, I was down to a single pair after a deer hunting accident. (Don’t tie your jeans into your boots while field dressing a deer. You’ll stretch and then things get a bit breezy.) With $5 shipping, I saved $35 on that order for jeans I needed anyway.
I thought I’d done pretty well.
Fast forward to today where I see 20% off on everything and free shipping. And they’re still offering the $10 off deal I already used. I called Duluth Trading Company, and explained I was VERY happy with their pants and enjoyed the sale but was wondering if they’d please extend the 20% off sale to my prior order since it was so recent.
$23.70 back in my account.
Easy as pie and a polite: “Thank you for offering us the chance to make you happy with the transaction, sir.”
So, 3 nice phone calls, net effect:
Immediate: $23.70 in my pocket
Short term: $30 savings over the next 6 months
Long Term: $180 Savings over the next year
Total Savings: $233.75 for 15 minutes work
5 Life Altering Lessons I Learned From My Debt
Several years ago, my wife and I dug ourselves into debt pretty deep. It wasn’t as bad as some, but it was much worse than anybody could actually want. Recognizing the problem as a problem was a life-changing event. From there, I’ve been examining every thing else about my life. As part of that examination, I’ve spent a lot of time really thinking about the ultimate causes of the debt and what it has taken to motivate ourselves to get rid of it.
I’ve realized a few things:
- The things I want right now do not matter. I own around 2000 movies. Up until last spring, every time I went into a store that sold movies, I’d peruse the cheap rack and buy 2-3 moves. I’d watch them all, but the vast majority were only ever watched once or twice. The rest may as well have been rented. I wanted them and I wanted them “right now”, but after watching them once, the value vanished. Most things I’ve bought on a whim lost their value to me shortly after bringing them home. Planned purchases are enjoyable longer.
- The things I care about do not cost money. I cannot buy a kiss from my kids, or a hug from my wife. The school project my son did on his hero(Me!) is absolutely priceless. The TV, the smartphone, a new car, these things are fleeting. Teaching my kids to read or ride a bike, getting beat by a 6 year old at chess, these things will last us all forever. It took $30,000 of unsecured consumer debt to drill that lesson home.
- Instant gratification is easier than security, but not nearly as gratifying. It is incredibly easy to buy what you want when you want it. It is much harder to postpone buying something until you can afford it. Once you build that habit, and see the savings of delayed gratification, it’s worth it. There is a comfort in having a few months worth of expenses in an emergency fund that no amount of knickknacks can match.
- I like getting stuff more than I like having stuff. It’s easy to succumb to the temporary high of a quick purchase. It’s easy to train yourself to crave that high to the point that it’s impossibly to walk out of a store without buying something. I did that. When I cleaned out my entire house this spring, I came to the realization that I don’t need–or even want–most of the things I own. I wanted it once, but once I had it, the infatuation was gone. I didn’t have many problems unloading most of my crap. It felt good to get rid of it.
- Owing money sucks. The borrower is slave to the lender. When our debt exceeded our annual income, we were working 3/4 of the time just to stay afloat. Instead of being able to spend my time and money on the things that matter, I was forced to spend thousands of hours just covering interest and pretending to make progress on my shackles. That’s not how I recommend spending your life. Time is the one thing you have that you can never get back. Don’t waste it on crap like debt.
Have you learned anything from your debt?
Integrity
I’ve spent my entire adult life trying to live to a fairly strict code of behavior.
I don’t cheat. Not at games, in my relationships, on my taxes, nothing. I don’t cut corners or try to get away with things.
The reason isn’t that I’m trying to be some fictional knight in a storybook. It’s been my experience that cutting those corners always seems to be more expensive in the long run, whether it’s fines, lost friends and relationships, or even a general crappiness of life. The people I know who are always trying to get away with stuff or get ahead at someone else’s expense have the least, whether that’s money, friends, loved ones, or happiness.
Living a noble, honorable life has benefits.
I don’t pay fines and penalties often. Just the occasional speeding ticket, but that’s been one in the last 10+ years. Not getting fined for parking in a handicap spot or cheating on my taxes makes it far easier to save my money and build my wealth than constantly handing money over to the government. I’ve got a friend who can’t keep himself away from the justice system. Spending 3 or more months in jail every year makes it hard to keep a job or have a relationship with your family.
My friends know they are my friends. They can count on me and that means I can count on them. They also know that if that equation falls out of balance, it will be over. I only want friends I can count on. If you can’t have my back, or you feel a need to gossip about my life, I don’t want you in it.
My kids have no insecurities about my love. They know I am here for them, no matter what happens. Even if the occasional temper tantrum has them screaming that I clearly hate them, they know better. They know this father’s love is unconditional.
Work trusts me. Last year, I basically created the department I work in my telling my boss that I was sure I could make it work.
I have some badass karma. In general my life if pretty good, and I like to think it’s because I work to be a good person, do good things, and treat the people in my life right.
There are some downsides. Not everyone lives like this and I have problems relating to them. I’m not a sympathetic person to someone who tries to duck out on child support or who has to spend 30 days in the workhouse for trying to hock a stolen stereo. I can come across as a bit self-righteous.
I expect the people in my life to live the same way and treat me the same way. When that fails to happen, those people are nearly always evicted from life.
Life’s too short for people willing to screw you over.
Sometimes, though, that eviction is too complicated to do quickly, cleanly, or easily. That’s can be a turmoil in my life, and I hate turmoil. I don’t normally have to debate the correct course of action. Something is either right or it’s not. If it’s not, I know it and it doesn’t get done. If I have to wonder, then it’s definitely not right.
Every once in a while, I get stuck with a choice between shitty options and that’s where this system fails. Sometimes, no option is good, right, and proper. Every choice has a big downside, and none of the choices are clearly right.
That’s turmoil. Indecisive, emotional, horrible turmoil.
How was your day?
Financial Spread Betting
Spread betting is a method of trading that has a high potential for both loss and gain. The nature of spread betting is highly speculative. Through it, traders can potentially make money when the market is going up or down, depending on the bet that they place.
Traders only make money when they correctly predict the direction the market is going in. If a trader feels that the market will be going down, then he or she would bet against the market. If the trader feels that the market will be going up, then he or she would bet with the direction of the market. Gains in income come from the spreads – the difference in price between the bet and the direction the market takes.
Traders place their bets in terms of points. Each point has a set monetary value assigned to it. The money that the trader makes depends on how many points that the trader loses or gains. Traders can place stop orders to protect themselves. A stop order is a simple computer command that tells the trading system to cancel the transaction when there is a certain gain or loss in the market. This is how traders protect themselves from potentially wild market swings – executing a stop order saves the trader.
Gains from spread betting are tax-free in the UK and can be done through many online sites. It can be an especially lucrative form of investment for UK traders.
The risks of spread betting are often too large for many who don’t have much of an appetite for risk. The most frustrating part of this business is being unable to predict the market. You can potentially stay in a position where you are losing a lot of money if you aren’t careful. This is tempting when you are convinced that there are gains to be realized from the position you are trading in. If you find that this is the case, then you should evaluate why you bought the position in the first place. A penny saved is a penny earned, and this is certainly true in the investment world.
The best way to begin is by visiting website operated by Cantor Index and setting up a
spread betting demo account until you get better at timing the market. You won’t be tempted to make silly mistakes that many other traders make and having a demo account will give you the confidence to trade with real money.
While risky, with time and practice you will get better at spread betting. Once you learn how to time the market, and you gain practice, your luck with trading will be better. This is one of the best ways to mitigate the risks involved – getting better at the game. You will lose money in the market, but the objective of being a trader is to make more than you lose.
This is a sponsored guest post provided by Chris, working in partnership with Cantor Index.
