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Monday, December 23, 2013

Ho Ho Home! Gifting a Down Payment

On the first day of Christmas my true love gave to me …. a down payment for a new home.  As a lender we commonly see transactions where the home buyer is receiving a gift from a relative for the down payment.  Since it is the gifting season, we thought we should highlight some of the rules associated with gifting a down payment.

For primary residences, conforming and FHA rules allow the entire down payment to be in the form of a gift.  The donor must be a relative which is defined as a spouse, child or other dependent, or other individual who is related to the borrower by blood, marriage, adoption, or legal guardianship; or a fiancĂ©e, or domestic partner.  Neither Fannie Mae nor FHA mentions anything about a donor with a white beard, “broad face, and a little round belly, that shook when he laughed like a bowl full of jelly.”  The donor may not be affiliated with any other party to the transaction such as a builder, developer, or real estate agent.

Just as the home buyers’ own funds must be documented, gift funds also require documentation.  A letter signed by the donor, called a gift letter, must include the following information:

·         Dollar amount of the gift,

·         Date funds were transferred,

·         Statement that no repayment is expected; and

·         The donor’s name, address, phone number, and relationship to the home buyer.

The lender must also verify that sufficient funds to cover the gift are available in the donor’s account, or have been transferred to the home buyer.  Acceptable documentation for conforming loans includes:

·         Copy of the donor’s check and home buyer’s deposit slip,

·         Copy of the donor’s withdrawal slip and the home buyer’s deposit slip,

·         Copy of the donor’s check or wire to the closing agent, or

·         Copy of settlement statement showing receipt of the donor’s funds.

FHA has slightly different documentation requirements.  Either way, no gift wrapping is required.  Happy Holidays!

Wednesday, December 11, 2013

How Much Can Low Rates Save You on a Home?

This is an update of an earlier article posted on October 5, 2010.

How much does a lower interest rate on a mortgage reduce the cost of a home?  That sounds like a simple question. Of course a lower rate means a lower monthly payment. But how much of a difference does that really make?  I’ve heard people over-simplify the issue by saying that a 1% change in rate is roughly the same as a 10% change in price. Let’s look into this a little closer and see if it holds up.

We’ve all heard that interest rates today are at all-time lows. I think we take that for granted, so it helps to include this chart that goes back to 1971. It shows a 41-year trend of 30 year fixed mortgage rates.  As you can see by the graph, mortgage rates are near the lowest point that we have seen in our lifetimes.

According to Freddie Mac, average conforming 30 year fixed mortgage rates are around 4.5% .* If you were to purchase a home with a $350,000 home loan, the monthly principal and interest payment at that rate would be $1,773.

Now let’s see how raising the rate to the 2000 average of 8.05% affects the payment. That’s not all that long ago. The payment at same loan amount at the 2000 rate is $2,580. We increased the rate by 3.55% and that resulted in a 45% increase in payment! That seems worse than the 1% rate to 10% price ratio, but let’s look at it from a price perspective.

That increase in payment from $1,773 to $2,580 is the same as raising the loan amount from $350,000 to $509,268. That is also a 45% increase in loan amount. If the down payment is the same percentage for each example, then it also results in a 45% increase in sales price.

So for this example we discovered that a 3.55% increase in rate equals a 45% increase in price. It also means a 1% increase in rate is equivalent to a 13% increase in sales price.

Don’t think I chose a year with an exceptionally high rate. I could have used 1981 where rates were 16.63%. In fact, the average rate over the 36 years is 9%. I chose 2000 because it wasn’t that far back in history. The lesson here is that even though rates have risen over the past several months, we must recognize what an amazing opportunity we have to borrow money at this specific point in history. Years from now we can look at an updated version of this graph realize what a great deal there was in 2013.