FHA Purchase

The Federal Housing Authority (FHA) is a government agency that provides insurance to lenders in case of default on a loan but they are not a lender. Applicants apply for a mortgage through a lender that has been approved by the FHA. Since lenders have different fees and interest rates it is important to do some comparison shopping to make sure you are getting the right loan at the best price.

FHA loans are a great fit for a lot of homebuyers who are looking for a mortgage with a lower down payment and easier qualifying terms. There are some definite advantages to an FHA loan but depending on your situation it might not be the best fit for you. If you are considering an FHA loan there are some important things for you to consider.

Fixed vs. Adjustable rate mortgage. A fixed rate mortgage is when the interest rate remains the same throughout the life of the loan. An “adjustable rate” (ARM) means the interest rate may go up or down depending on an index which reflects the cost to the lender for borrowing on the credit markets. Talk to one of our loan consultants to find out which would be best for you.

Mortgage Insurance is required on all FHA loans and is paid in two different ways. The first premium is paid upfront when the loan is received. This premium is a small percentage of the loan amount and can be financed. The second is an annual premium although it is paid monthly and the amount varies slightly based on certain variables such as the length of the loan, the amount borrowed, and the loan to value ratio.

Credit History. FHA loans are more lenient than conventional loans when it comes to credit requirements. There is a minimum credit score required to be eligible for an FHA loan- ask your loan officer for details. The higher your credit score, the smaller down payment is required.

Lending Limits. FHA lending limits vary from state to state or even county to county depending on housing costs in the area. One of our loan consultants can give you the FHA lending limit in your county.

Financial Hardship. Those who have an FHA insured loan and suffer a financial hardship or are struggling to make payments, may be entitled to some relief options to help through a difficult time. This could be in the form of a temporary forbearance, a loan modification that would lower the interest rate or an increase in the length of the loan.

Borrowing for home repairs is another feature offered through an FHA Loan. This loan is called a 203(k) loan and is backed by the federal government. It allows the borrower to finance certain home repairs that would otherwise disqualify the property.

Call one of our loan professionals now to see if an FHA Purchase is right for you. 855-200-2774

FHA Refinance

Refinancing is the term used when an existing mortgage is paid off or replaced with proceeds from a new loan with different terms. Refinancing an existing FHA mortgage to a new FHA mortgage is called a FHA Streamline because there is less paperwork involved making the loan processing less cumbersome. To qualify for a streamline, borrowers need to have had made at least a couple on time mortgage payments on their existing loan. There is no cost or obligation to see if current mortgage interest rates could mean refinancing is a wise financial move for you.

There are two main types of FHA refinance loans to consider. The “no cash-out” and “cash out” refinance loans.

No Cash-Out Refinance Loans replace an existing mortgage with a new one for an amount of equal to or lesser than the existing outstanding loan balance. Thus, no cash is taken out by the borrower as a result of the refinance. This refinance loan is generally used to take advantage of a lower interest rate or to change the term of the mortgage. Other reasons to consider a no cash-out refinance include:

  • Switching between adjustable rate and fixed rate mortgages
  • Reducing your monthly payment
  • Switching from an FHA loan to a conventional loan
  • Consolidating loans
  • Getting more favorable terms because of an improved credit score

There will be closing costs and other fees to consider with this type of refinance. Talk to one of our loan consultants to see if this refinancing option makes sense for you.

A Cash-Out Refinance loan is when a new loan is written for a larger amount than what is owed on the original loan. When the original mortgage is over a year old and there has been sufficient equity built up in the home to justify a higher mortgage, borrowers use this refinance option to pull cash out of their homes.

There are a lot of factors to consider when looking at refinancing your loan. When you increase the amount of your loan you will have a higher balance to pay back which most likely transfers into a higher monthly payment. Careful consideration should be given to any type of refinancing option as it could end up costing you more money and time.

Whether you’re looking for Cash Out or not, talk to one of our loan consultants who can help you crunch the numbers to determine if refinancing is necessary and the right move for you at 855-200-2774.

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Jennifer Ganas

"The best experience ever. Michael Melton was very helpful in every possible way. He was always available to answer questions, especially during a time where my significant other and I needed extra clarity. Everything was handled quickly and cleanly. Very good response time and accurate numbers."

Katy Anderson

"Michael Melton is very good in every detail of our refinance to make sure the process was always on track. I would gladly recommend him to any of my friends and family who are looking to refinance their mortgage with a true professional. We had a horrible experience with a previous lender, dropping us out of nowhere while in escrow. Alex and his team took us on and were there to assist us in getting our loan approved during this stressful time. We are now proud first time homeowners!"