Realtor Coaching & Training: Virginia
Harris Real Estate University
From our favorite CNBC Real Estate Reporter Extraordinaire….Diana Olick….
You’ve probably never heard of it; I know I hadn’t until I read a New York Times article about it a few months ago, but think of it like that enormous warehouse you see at the end of “Raiders of the Lost Ark”, where important artifacts and documents go to die.
Then think of your home mortgage as the lost ark. It’s called MERS, short for Mortgage Electronic Registration Systems, and it is the keeper of your loan. Nope, not your bank, lender, broker, investor, but Virginia-based MERS.
In order to save tons of cash on all the legal mumbo jumbo involved in documenting your loan and how it gets bought and sold and traded, lenders hire MERS, which is a private database, emphasize private. It is currently used by about 3,000 financial services firms.
Since MERS is the final resting place for loans, it is also the name on the foreclosure documents. As the foreclosure crisis deepens, savvy lawyers are helping borrowers avoid foreclosure by demanding to know who owns the loan in question. Judges want to know as well, but MERS wouldn’t or couldn’t say…until now.
This week MERS unveiled a new program that will “inform 60 million borrowers of changes to the owner of their loan.” Why? Well they had to. Under the “Helping Families Save Their Homes Act of 2009,” signed by President Obama, the “Truth in Lending Act” was amended to require that when a loan is sold, transferred or assigned, the new owner of the loan must notify the borrower in writing within thirty days.
“We are excited to support Congress and the Obama Administration’s efforts to help distressed borrowers stay in their homes,” said R.K. Arnold, MERS President and CEO in a press release. “This program will be another tool for the real estate finance industry and the Administration’s efforts to bring greater transparency and accountability to the mortgage lending process.”
I call that progress.
Questions? Comments? RealtyCheck@cnbc.com
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HREU Students, here is a snap shot of what is happening across the US.
Never mind a profit. Breaking even would have been nice.
But Tammy and Charles Bloomer are losing more than $100,000 on their Silver Spring home, which they bought for $525,000 four years ago. The house, now under contract to be sold, lost value even though the couple had remodeled the kitchen and replaced the roof, furnace and windows.
“Unfortunately, we bought at the peak of the market,” said Tammy Bloomer, a federal worker who is moving to take a job in Chicago. “The market is terrible now.”
In the past six months, most Washington area sellers have lost money on houses they purchased since prices started climbing in 2000, according to a Washington Post analysis of residential sales. In the first three months of this year, 62 percent of local home sellers accepted less than they paid for their homes, in part because aggressively priced foreclosures have dragged down prices around the region.
ad_iconWhile the drop is painful for sellers, experts say it is a necessary part of getting past the excesses of the boom years. This region experienced one of the sharpest run-ups in home prices in the nation. Those prices must be brought down in order for buyers and sellers to deal with each other on more equal footing, as they had for decades before the boom.
Predictions vary about when the region’s prices will hit bottom. They may keep tumbling until late 2009 for close-in communities and until 2011 in outlying suburbs, according to a study by real estate research firm Delta Associates and the local Multiple Listing Service. But so much depends on whether the economy suffers some unforeseen blow and on how many more foreclosures the banks add to an already-bloated housing supply.
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Of course, these falling prices are reason to celebrate for would-be home buyers, especially coupled with low mortgage interest rates and the $8,000 federal tax credit for first-time buyers.But as long as distress sales continue to dominate, the market will not bounce back to normal, said Nicolas P. Retsinas, director of Harvard University’s center for housing studies. “The norm requires that a preponderance of transactions take place between willing buyers and sellers, not sellers who would take any price to unload a property.”
By that measure, Kimberly Thompson’s Upper Marlboro community has not hit bottom.
In Thompson’s Zip code, the proportion of homes in some stage of foreclosure is twice the national rate, according to RealtyTrac, a private company that follows those statistics. Many more homes, including her own, are listed as short sales. Those are arrangements that allow homeowners to sell for less than they owe on their mortgages.
Thompson and her husband bought their house for $564,000 in late 2007. He lost his job six months later. By then, the home’s value had dropped by $100,000. This week, it is under contract for $372,000.
“We were down to one income, one kid and one on the way,” said Thompson, a computer programmer. “We realized we did not have money to cover the mortgage and our other expenses.”
Never mind a profit. Breaking even would have been nice.Not everyone selling a home is doing so under duress. Many long-time homeowners with plenty of equity are making money when they sell, though not as much as they would have a few years back. Others may be losing money, but that does not mean they are on the brink of foreclosure.
This StoryEmily Lenzner, for instance, has plenty of equity in her Adams Morgan condominium. She bought the condo in 2005 for $715,000. Two years later, she moved to a house with her new husband and their four kids. She rented out her place for a while, then listed it for $849,000. No takers. It’s back on the market for $674,000.
“I’m going to take a loss, but I can really use the cash,” Lenzner said.
As the region’s foreclosure crisis has deepened, outlying suburbs have taken a bigger hit than more established areas. That’s because there was a higher proportion of recent sales in those fast-growing suburbs, leaving them more exposed to the subprime mortgages that were popular at the time.
Subprime loans catered to people with blemished credit, often allowing them to buy homes they otherwise could not afford. That helped inflate prices. But these borrowers began defaulting in record numbers in 2007. Foreclosures followed. The markets that crashed the hardest were the ones where prices had climbed the fastest.
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Home prices have held steady in the District, according to The Post analysis. In the Virginia and Maryland suburbs, prices for single-family homes are down to where they were five years ago. In Prince William and Loudoun counties, a flood of foreclosures has pushed prices so low that bargain hunters have flocked there in recent months, helping to boost sales.
But while in past slumps a surge in sales has signaled the start of a rebound, this downturn is unlike any in recent times and it’s premature to call a recovery, said Barry Merchant, senior housing policy analyst at the Virginia Housing Development Authority.
The encouraging signs have been offset by more troublesome ones, he said. After tapering off for a few months, foreclosures in Northern Virginia are starting to creep up again and may keep climbing now that several lenders have lifted foreclosure moratoriums.
Meanwhile, the year-over-year sales increases of the past few months are petering out in some Virginia suburbs, suggesting that interest in the fire-sale prices may have peaked, Merchant said. In April, Loudoun sales declined 12.5 percent from a year earlier.
“If sales are not increasing and foreclosures are on the uptick, then the question is: ‘Is there another shoe to fall?’ ” Merchant said. “Maybe what we were hoping was the bottom was just a bump on the way down.”
The shrinking supply of homes for sale may not be a sign of much, either. As of April, if sales continued at the same pace, the Washington region would have had a 7.7-month supply of homes. That’s down from 10.9 months at the same time last year but still worse than the five- to six-month supply found in a healthy market, the Delta report said. This region had But it may be that individual sellers are pulling their homes off the market, refusing to compete with foreclosure prices.
“I can’t tell you how many listing appointments my team scheduled only to have the client say: ‘You know what, we’re just going to just stay put and hold out on selling for a while,” said Melissa Stewart, a Century 21 real estate agent who works in Fredericksburg. “We’ve had probably eight of those in the past month and a half.”
The Bloomers did not have that luxury. When they bought their Silver Spring house, they thought they would make enough money when they sold it to buy another home and to help pay off their son’s college loans. Now, they are hunting for a rental in Chicago.
Source: The Washington Post.
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Sales of previously owned U.S. homes rose at their fastest pace in nearly six years in February, data showed on Monday, offering some hope to an economy battling a 15-month recession.
The National Association of Realtors (NAR) said sales rebounded 5.1 percent in February to a 4.72 million-unit annual rate, notching their largest gain since July 2003, but about 45 percent of these were foreclosure or short-sale transactions.
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This was above market expectations for a drop to a 4.45 million-unit pace after January’s 4.49 million rate. Compared to the same period last year, February sales were down 4.6 percent, the NAR said.
U.S. stocks, already rallying after the U.S. government released details of a plan to clean out toxic assets from banks’ balance sheets, extended gains on the housing data.
The housing market is at the core of the economic and financial meltdown and stabilizing it is seen as a key ingredient for the recovery from a recession that started in December 2007.
“Because entry level buyers are shopping for bargains, distressed sales accounted for 40-45 percent of transactions in February,” said NAR chief economist Lawrence Yun. “Distressed homes typically are selling for 20 percent less than the normal market price, and this naturally is drawing down the median price.”
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Increase In Home Sales.
Sales were up in all four regions, with the West outperforming. In California, the median listing price rose for the first time in three years.
Government data last week showed a rebound in U.S. housing starts and new building permits in February.
“It suggests that the drop in prices and mortgages rates and an increase in affordability are having an impact in the market,” said Alan Gayle, senior investment strategist at Ridgeworth Investments in Richmond, Virginia.
“Stabilization in the housing market is critical for the economy to start, and this is a good report.”
There is hope that the government’s $272 billion package to stem the tide of foreclosures, together with aggressive efforts by the Federal Reserve to keep interest rates down could lay the foundation for the housing market’s recovery.
NAR’s Yun said the government’s stimulus package could add 1 million sales this year, but depressed levels of consumer confidence and rising unemployment could derail this projection.
The median national home price declined 15.5 percent in February from a year ago to $165,400, the second biggest decline on record.
The inventory of existing homes for sale rose 5.2 percent to 3.80 million from the 3.61 million overstock reported in January. That represented 9.7 months’ supply at the current sales pace, unchanged from January.
Analysts said reducing this stock of unsold homes was critical for the housing market’s recovery.
“An overhang of inventory will continue to plague the market, putting downward pressure on prices and construction activity for some time to come,” said Adam York, an economist at Wachovia in Charlotte, North Carolina.
“The housing market will remain stressed until more reasonable inventory levels are restored.”
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President Barack Obama’s new mortgage relief plan, launched Wednesday, aims to help up to 9 million borrowers qualify for more affordable mortgages and stay in their homes.
Are you one of them?
Obama’s “Making Home Affordable” program is designed to work with lenders to modify the loan terms for up to 4 million homeowners and to refinance up to 5 million homeowners into more affordable fixed-rate loans.
Here are some questions and answers about the latest round of aid for homeowners.
A: How do I know if I qualify for the refinancing plan?
Q: Only homeowners in good standing whose loans are held by Fannie Mae or Freddie Mac qualify.
The property must be owner-occupied and the borrower must have enough income to make payments on the new mortgage debt.
Borrowers can’t owe more than 105 percent of their home’s current value on their first mortgage. For example, if your home is worth $200,000, your first mortgage can’t exceed $210,000. Borrowers with a second mortgage still can qualify as long as their first mortgage isn’t more than 105 percent of their home’s value.
Homeowners can’t take cash out during the refinancing to pay other debt.
Borrowers have until June 2010 to apply for the program.
Q: How do I know if my mortgage is owned by Fannie Mae or Freddie Mac?
A: Call your current lender or mortgage servicer. You can find the phone number on your monthly mortgage statement or coupon book.
You can also contact Fannie Mae at 1-800-7FANNIE and Freddie Mac at 1-800-FREDDIE from 8 a.m. to 8 p.m. EST. Or, go to http://www.fanniemae.com/homeaffordable and http://www.freddiemac.com/avoidforeclosure and fill out the online request forms.
Q: What borrowers qualify for the modification program?
A: You don’t have to be behind on your mortgage payments to qualify. Delinquent borrowers and current borrowers who are at risk of imminent default are both eligible.
The program applies to mortgages made on Jan. 1 or earlier. The mortgage payment including taxes, insurance and homeowners association dues must exceed 31 percent of the borrowers’ gross monthly income.
The property must be the homeowner’s primary residence. It can’t be investor-owned, vacant or condemned. Home loans for single-family properties that are worth more than $759,750 don’t qualify.
The program is voluntary, relying on a $75 billion subsidy to encourage mortgage companies to participate. Lenders must agree to reduce the loan payments to 38 percent of a borrower’s monthly income. After that, the government and lender split the cost of bringing the payment down to 31 percent.
Eligible borrowers will have to provide their most recent tax return and two pay stubs, as well as an “affidavit of financial hardship” to qualify for the loan modification program. In the affidavit, applicants will have to cite the reasons behind their financial woes, such as job loss or a drop in income. The government will then take steps to verify the information.
Borrowers are only allowed to have their loans modified once. The program runs through Dec. 31, 2012.
Q: What if I’m in bankruptcy or in active litigation over my mortgage?
A: That doesn’t necessarily keep you from qualifying for the modification program. And borrowers in active litigation can modify their home loans without waiving their legal rights.
Q: What do I do to get help?
A: For the modification program, call your lender or mortgage servicer to see if you’re eligible. For the refinance program, first find out if your mortgage is held by Fannie Mae or Freddie Mac. Then contact your lender, mortgage servicer or a mortgage broker for refinancing options.
Q: How soon can I get help?
A: Both the modification and refinancing programs start immediately.
Q: What if I don’t qualify for either program — is there any other way to get help with a mortgage?
A: Contact your lender or mortgage servicer regarding other modification programs or refinance options. Alternatively, contact a local housing counselor to negotiate with your lender or servicer, to help locate other local resources like rescue grants or loans, or to facilitate a short sale or deed-in-lieu of foreclosure if staying in the home isn’t possible.
A short sale is where homeowners sell houses for less than the amount owed on them, and the lender then considers the debt paid off. A deed-in-lieu of foreclosure is where the borrower gives the property to the lender to satisfy a delinquent loan and to avoid foreclosure proceedings.
Local housing counselors can be found at the U.S. Department of Housing and Urban Development’s Web site at http://www.hud.gov/offices/hsg/sfh/hcc/hcs.cfm.
Q: Do FHA, VA or USDA home loans qualify for modifications under Obama’s plan?
A: Mortgages backed by the Federal Housing Administration, Veterans Administration or the U.S. Department of Agriculture are being modified under other programs. The Obama Administration and Congress are working on legislation that would allow modifications of these home loans consistent with the Making Home Affordable program.
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Suit Up...FHA Limits Have Been Raised!
Here is something to celebrate….FHA loan limits have been RAISED!
From Inman News.
Conforming loan limits have been restored to as much as $729,750 in 250 counties around the U.S. as the regulator of Fannie Mae and Freddie Mac implements a policy change in last week’s $787 billion economic stimulus bill.
H.R. 1, the American Recovery and Reinvestment Act, restores the higher limits in place for Fannie and Freddie during much of 2008, allowing the companies to buy or guarantee loans of up to 125 percent of the median home price in high-cost areas.Congress instituted temporary increases in the $417,000 conforming loan limit in high-cost areas last year. A sunset provision brought the limit back down to 115 percent of median
While lawmakers had hoped that the secondary market for mortgage loans would be restored to health by now, problems continue, making jumbo loans costlier than those eligible for purchase or guarantee by Fannie and Freddie.
The new stimulus bill stipulates that loan limits are to be the higher of the 2008 limits or those put in place Jan. 1. In most high-cost markets, the 2008 limits are higher and loan limits are reverting back to last year’s levels. In releasing a list of loan limits by county, the Federal Housing Financing Agency said 43 counties in Virginia, North Carolina and California will keep increases originally instituted for 2009.The stimulus bill also restored the floor for FHA loan guarantee programs in “normal” markets to $271,050, and gave the Department of Housing and Urban Development leeway to allow FHA to guarantee loans of up to $729,750 in high-cost markets, as it did in much of 2008.
A HUD spokesman told Inman News that the Department will allow FHA to guarantee loans up to the $729,750 limit in high-cost areas, and that a list of loan limits in various markets will be posted on the Web Tuesday.
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Realtors, You are going to love this….
Harris Real Estate University
Not only will ALL home buyers get a $15,000 tax credit but now……THE FHA IS MAKING IT EASIER TO GET A LOAN!
Here are the important elements of the FHA lender requirements:
1) With 20%+ down someone can buy a house with LESS THAN A 580 CREDIT SCORE!
2) Only 1 pay stub is now required.
3) In some cases….NO APPRAISALS.
4) “Steamlined” process.
Feb. 5 (Bloomberg) — Fannie Mae, the mortgage-finance company under U.S. government control, will loosen rules for homeowners seeking to lower their loan payments by refinancing.
Fannie Mae will drop some credit-score requirements, reduce income-documentation standards and waive the need for appraisals in some cases, according to a notice yesterday to lenders posted on the Washington-based company’s Web site. The changes apply to loans that the company owns or guarantees.
The company, which accounts for more than 40 percent of the $12 trillion in U.S. residential mortgage debt, is seeking to break a “logjam” in refinancing and allow more homeowners to take advantage of near-record low interest rates, according to Brian Faith, a Fannie Mae spokesman. The increased flexibility for consumers isn’t large enough to significantly harm mortgage- bond investors and mortgage insurers, analysts said.
“This is not yet the no-appraisal refi wave that many have feared,” Matt Jozoff and Brian Ye, mortgage-bond analysts at New York-based JPMorgan Chase & Co., wrote in note to clients yesterday.
Fannie Mae’s appraisal change doesn’t mean borrowers with less than 20 percent home equity can forgo mortgage insurance, the analysts said. That’s because Fannie Mae will likely use automated models to check home values listed on applications before offering to waive appraisals, the analysts said.
The company’s DU Refi Plus program will start April 4.
Aiding Borrowers
“To allow more borrowers to take advantage of today’s historically low interest rates and help the lending community break the logjam in mortgage refinancing, the company is extending its refinance offerings,” Faith said in an e-mailed statement. The program “will streamline” refinancing “for potentially millions of current mortgage holders,” he said.
While Fannie Mae, smaller rival Freddie Mac and the companies’ regulator are considering permitting borrowers to refinance even when the consumers owe more than their homes’ worth, they also must consider “the various hurdles and unintended consequences,” Federal Housing Finance Agency Director James Lockhart said in a Feb. 2 interview.
Fannie Mae’s changes will include allowing borrowers seeking to take out a loan that is 80 percent of the value of the home or less to qualify for refinancing with credit scores below its 580 minimum. Consumer credit scores as measured by Fair Isaac Corp. range from 300 to 850.
Easing Documentation
The program also lowers income-documentation requirements to one current pay stub, according to the notice.
The U.S. took control of Fannie Mae and McLean, Virginia- based Freddie Mac in September as their losses threatened to further roil the housing market. The government agreed to inject as much as $200 billion of capital to protect investors in their roughly $6 trillion of corporate debt and mortgage bonds.
The average rate on a typical 30-year fixed mortgage rose to 5.25 percent in the week ended today, according to Freddie Mac. Rates are up from 4.96 percent three weeks ago, a record low, and down from 6.46 percent in the last week of October.
Under their government charters, the companies must have borrowers or lenders buy mortgage insurance or other forms of so- called credit enhancement if their down payments or home equity are less than 20 percent. Mortgage insurers cover all or some of lenders’ losses on defaulted debt.
Mortgage-bond holders who paid more than face value for the debt may incur losses if refinancing means the securities are repaid faster than expected, cutting the value of the premium coupons on the bonds. More than 95 percent of Fannie Mae or Freddie Mac-guaranteed fixed-rate mortgage securities are trading above face value, according to Bloomberg data.
Unfounded Concerns
“Absurd” concern about faster prepayments being potentially enabled by quick Fannie Mae and Freddie Mac policy changes can be seen in the only about 1-percentage-point gap between prices for Fannie Mae’s 4.5 percent and 5 percent mortgage bonds, Ken Hackel, head of fixed-income strategy at RBS Greenwich Capital Markets, wrote to clients today.
Fannie Mae’s changes are “unlikely to have a material effect on prepayments,” Laurie Goodman, a senior managing director at Austin, Texas-based Amherst Securities Group LP, wrote in a report today. Derek Chen and Nicholas Strand, Barclays Capital mortgage-bond analysts in New York, agreed.
“We think the overall impact on borrower refinance-ability and prepayments is marginal,” they wrote in a note to clients.
While lenders won’t be required to make contractual promises about the value or condition of homes under Fannie Mae’s Refi Plus program, they will still be required to represent that all data submitted to the company’s computer underwriting program are accurate, according to the notice.
Faith said that the company will “expedite the refinancing process for Fannie Mae-owned loans by, under certain conditions, leveraging our automated risk assessment capabilities to validate the current market values in lieu of traditional appraisal or property inspection requirements.”
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Listen, you are not alone. Its normal to feel a little ’stuck’ this time of year. Heck, its almost abnormal not to feel that way!
But, you have to take action now and get yourself unstuck…..and….you are going to love what we have for you.
As you may now, every Friday at HREU we set aside 90 minutes and present information to our students (and future students) that is designed to:
1) Motivate
2) Education and…..
3) Get You Into Action.
Based on the feedback from todays call….this may of been one of our best calls ever. Listen now to today’s call.
When you do you will feel motivated…you will know exactly what you must do know to get ‘unstuck’ and move forward with purpose and passion.
This is a FREE call…but, the information may be priceless.
Listen now to the replay of today’s call.
Here are a few of the comments we received after the call….
Joe Kellett-San Juan Capistrano
Thank You….. Great Call!
Carlyn Jackson-Frankfort, IL.
The call was a good one. Yesterday I started to write out a daily schedule. As I filled out the schedule I saw that it made a lot of since to follow. I will complete the schedule & start on Monday.
Darlene E. Johnson-Beverly Hills
This was a great call! I want to call it a “wake up call” for our industry. I am putting some items in action today. Thanks Tim and Julie for such a great call.
Lea Anderson, Clark Realty, 323. 294.0094 x227-Los Angeles
This call was really motivating!! Tim and Julie are really passionate about what they teach!! I am convinced that this doesn’t have to be difficult if a schedule is followed. I am taking action and ditching complacency! Thank you!!
Francine Dupont-Charlotte
Your information is right on. Realtors need to get out there and help homeowners. That what our business is all about is to help sellers and buyers. Many Realtors are in this business only to make money and since they cannot make money as easliy as they thought they could, they are now leaving the business…Alleluila! But now the good ones need to step up and reach out and help sellers, step out and just do it. Helping always comes back around.
Sue Hyle-Benton City, WA
Tim and Julie, you are right on and I do appreciate the specific information. that you gave in the call.
Linda Shreck-Virginia
I don’t understand how you can say we are appreciated – I do like this market better than the boom – you are right on all the difficulties we had- I still feel that we as Realtors are getting “stuck” by sellers, buyers and the Mortgage companies when doing them a service by getting a short sale to closing – …….Please explain !!! Yes I’m grateful for still being productively in real estate, but I also am working harder, longer and for less. Better than nothing – right?!!
Carla Richmond-Santa Cruz, CA
I am grateful for everything you have given me. I sent the info for this class to my whole company (40 agents) and asked them to listen in. I hope to be a paying student soon.
Century 21 Showcase, REALTORS, Scotts Valley, CA
Listen to the FREE replay of todays call now….
Carolyn Kivora-Spartanburg
Awesome! Thank you. What a wake-up call. I didn’t realize how stuck I was.
Jackie-Oroville, CA
Thanks you Tim and Julie for shaking me into going back to work.
Julie Boyd-San Juan Capistrano
You Rock!
Nadia Kostov/Marin Realty Group-Larkspur
It was the most motivating call of all. You are so right! If we don’t help our clients no one will. Thank you.
Rochelle-Lodi
Thank you for taking the time to do this call, and to give us the message that We are the Hope for homeowners. I really feel that now.
Cheryl-Santa Rosa
This call was straight to the point and provides the guidelines to get things rolling. There is no excuse. Thanks for providing testimonials and examples from the blogs and classes. Ernie Dill from SS class was so inspiring on what new students who take action can do. Thanks for pushing us and for providing the guidance.
Ray Spitler-Saginaw MI
I feel this information is valuable for the current market and I’m seeing my business increase considerably. I am helping more homeowners than ever before avoid foreclosure. Who says homes are not selling!
Anne Beery-Montrose, CA
I loved this call! I’ve been stuck now I have the right thinking tools to get unstuck! Thank you! You guys are awesome!
Alicia Sandoval-Palo Alto
Thank you! I will now go forward and get unstuck plus stay that way.
Haston-Homewood
Thank you for a great call.
Dawn-Las Vegas
Excellent information for the times we are in. Very motivational.
Patty-Nashville
Thank you for being our “kick in the butt!” I know I need that!
Listen Now To The REPLAY of this call.
Nancy Frazier-Phoenix
YOU ARE SO….. RIGHT THANK YOU!!! I NOW KEEP UP AT AROUND 5am or 6 am.
Lea-Los Angeles
WOW…you cut me deep!! But it’s so TRUE!! Thank you.
Sidney King-Denver
Great call, Tim and Julie are Absolutely Right
Larry-Cocoa
Stop it I am about to hang up!! I really needed this!
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