Before You Refinance Your Home Consider This?

Before you refinance your home, it is import to consider all your options. First of all, ask yourself, Will it really save me money to refinance? If you determine that it will, you then must decide what type of new loan is best for you and your unique situation.

In order to make money when you refinance, you must first consider the “break-even” period. This is the period of time that it takes for the savings on interest to cover the cost of refinancing.

How long will it take you to break even? That depends largely on the difference between the interest rate on the new loan versus the old loan. The smaller the difference, the more time it will take to break even.

Your lender will most likely tell you how long you will have to stay in your house to break even, but beware! The break-even period is NOT the cost of the new loan divided by the reduction in your monthly mortgage payments.

This equation is misleading to the customer, as it does not factor in the length of either loan. If you refinance from a 30 year loan to a 15 year loan, your break-even period could be much shorter than the number of months you will get from plugging numbers into the equation.

But if your refinance from a 15 to a 30 year loan, or even if you keep the same term, this equation could lead you to think that you will break even in a very short time, when in fact your break-even period could be much, much longer.

What type of refinance mortgage loan is best for your unique situation? Often, homeowners who have decided to refinance are tempted by the commercials advertising “no-cost” refinance loans. Can you really refinance your mortgage loan for free?

The answer is yes, but be careful. While there are true no-cost loans available from credible lenders, there are also dishonest lenders who can take advantage of you if you do not know your stuff. A true no cost loan means that the lender pays all the costs and fees on your behalf, does not charge you any lender or broker fees, all without increasing the final loan amount. Dishonest lenders include their fees within the loan, keeping them hidden, thereby increasing your monthly payments, which could actually cost you more money than paying the fees up-front.

Another important decision to make when you refinance is, Should I choose a fixed or adjustable rate mortgage? If you currently have an adjustable rate mortgage, or ARM, then refinancing to lock in a low interest rate can be very advantageous to you. If, however, you do not intend to stay in your home for more than a few more years, and your rate will not adjust for another couple of years, then refinancing from an ARM to an FRM could cost you much more than it saves.

When you decide to refinance your mortgage, it is important to consider all your options. It is also important to have a thorough understanding of your current situation, so you can compare loan offers and select the best one for you. Refinancing should put you closer to your long-term financial goals. Something that looks like a good deal in the short term may become a decision you will regret later on. Do your research, know your options, and you will be happy to sign on the dotted line.

When Choosing Your Mortgage ‘ Consider This

When comparing mortgages there are various factors to be taken into consideration. This article covers the following mortgage specific considerations, with more to follow in part two onwards.

- Total Cost Calculation
- Overall APR
- Arrangement fees
- Portability
- Early Repayment Charge
- Term of mortgage / Age of borrower

Total Cost Calculation

For many the major consideration when taking out a mortgage is how much the monthly payment will be. This is understandable as most people know what their level of income is and how much they can reasonable afford to pay in financing a mortgage. Unfortunately, it is this assumption that can cost you dearly. All too often those applying for a mortgage look only at the interest rate and the monthly payment, making the judgement that the lower the rate and monthly payment the better the mortgage.

In most cases the opposite is true because of total overall cost. Total cost refers to the overall cost of both the monthly payment plus any combined fees for the arrangement of the mortgage, such as a lenders arrangement fee or booking fee, a valuation fee, solicitors fee etc, and based on a specific period in years.

An example based on an interest only mortgage of £100,000

A £100,000 2 year fixed rate mortgage at a mortgage rate of 4.85% with a £499 lender arrangement fee and a £300 valuation fee has a total cost of £ 10,499 over 2 years

A £100,000 2 year fixed rate mortgage at a mortgage rate of 4.59% with a £1499 lender arrangement fee and a £300 valuation fee has a total cost of £ 10,979 over 2 years

In the example above, had the lower rate been taken, then the monthly payment would have been £21.66 per month less, but the net overall total cost would have been £480 more over a 2 year period, after the addition of the higher arrangement fee. This may not seem a huge difference over two years, but if the same decision were taken every two or three years over a typical 25 year mortgage term, the cost in additional interest would come to more than £10,000 pounds. In addition, as no capital is repaid with an interest only mortgage, the outstanding balance at the end of the term would also include the lenders arrangement fees that were added to the loan bringing the balance up to around £112,000.

Overall APR

Annual Percentage Rate (APR) is the total cost of borrowing which depends on the nominal rate of interest and on whether interest is charged annually, monthly, quarterly, daily or on some other basis. Comparison of the APRs of different providers is a facility for providing a direct and fair comparison of costs since the method of calculation is laid down in the Consumer Credit Act 1974. It is possible to compare the total amount payable by the end of the mortgage term. These are important comparisons if you are concerned about the total cost of the loan as well as the monthly outlay.

A word of caution however. The APR reflects the comparison of cost over the full mortgage term. If however the mortgage is changed after say a three year fixed rate period, the APR is not a good rate to use for comparison, and you would be better to look at the ‘Total Cost Calculation’ of the mortgage product as detailed in the section above.

Arrangement fees

An arrangement fee is generally payable to the lender to reserve the mortgage funds and is common amongst all lenders. The size of an arrangement fee can vary from a couple of hundred pounds up to one percent or more of the mortgage value, which can be a sizeable sum.

Many lenders now offer lower interest rates offset by a higher arrangement fee. Don’t be misled by the attractive rate as the overall cost often works out to be more than a slightly higher interest rate with a lower arrangement fee.

You should look very carefully at any conditions associated with the arrangement fee, as in some instances the arrangement fee will be payable on or before completion, although generally the option to add the arrangement fee to the loan is available.

Some lenders expect you to pay the arrangement fee when you submit your mortgage application (and may be reluctant to refund it if you decide not to proceed with their mortgage offer). For those lenders that allow the arrangement fee to be added to the loan, you will end up paying more interest over the term of the loan.

Portability

How often do you envisage moving house in the future? Having the facility to transfer the mortgage to a new property if regular moves are predicted, may be advantageous. For example, lets say you have taken a five year fixed rate mortgage which has an early repayment charge during the five year fixed rate period, but you then have to relocate due to work commitments. Being able to ‘Port’ (transfer) the mortgage to a new property means you can transfer the mortgage without incurring the lenders early repayment penalty charge.

Early Repayment Charge

When a loan is redeemed, there may be an early repayment charge levied by the lender depending on the type of mortgage you wish to take. Fixed, discounted and tracker mortgage rates usually charge a penalty of between 3% and 5% of the original loan amount if the loan is redeemed at any time during the fixed, discounted or tracker rate term.

Nowadays, it is common practice to waive any early repayment charge when an existing loan is transferred to the borrower’s new property, especially where a fixed rate mortgage is involved. This provides continuity to the borrower, and helps retain the business and existing client for the lender.

Term of mortgage / Age of borrower

Whichever method of repayment is selected for your mortgage, the shorter the term, the more expensive will be the monthly cost. If total peace of mind is required then a standard capital repayment mortgage should be selected. This is the only type of mortgage that guarantees that the mortgage will be paid in full if all mortgage payments are made.

When choosing either a Pension, ISA backed mortgage, contributions look more attractive over longer terms as the tax incentives have a compounding effect on the investment returns in the fund and will, therefore, generally become more competitive. There are no guarantees however, and fund values can go down as well as up. When considering a pension mortgages your age and the term of the mortgage are particularly important considerations as pensions are unable to provide any capital to repay the loan until at least age 50. For instance a first time buyer aged 22 would end up with a term of at least 28 years if the pension option was chosen.

What to Consider When Switching Your Mortgage

There are lots of things to consider when switching your mortgage from one company to another. Usually people switch their mortgages in order to get a better interest rate, so money is typically of utmost importance in these situations. For this reason, ensure that you are reading all of the fine print regarding the fees associated with the mortgages. Check to see if an appraisal of your home is required before the new company will consider offering you a mortgage. If this is necessary, ensure that you find out whether you or the bank will be responsible for the cost of this appraisal. If the bank says that they will cover the cost of the appraisal ensure that you ask if this will still be the case if you decide not to switch your mortgage to them.

Closing costs are another fee to make sure that you look for and ask about when switching your mortgage. Make sure that you ask if there will be closing costs associated with switching your mortgage, and if so, make sure that you find out how much the closing costs will be. Do not settle for estimates in these cases because the bank can always change the figure of an estimate and you can end up paying much more than you had ever anticipated. Ensure that all fees that are associated with switching your mortgage to the new company are in writing and on company letterhead to avoid a, “He said, she said,” debate when it comes time to switch the mortgage.

Before completing the process of switching your mortgage ensure that you have carefully read the loan paperwork and fully understand the interest rates. If you do not fully understand the interest rates and payment schedule ask for a copy of the paperwork to review at your leisure at home and seek advice and guidance. Never ever sign something that you do not fully understand. Switching your mortgage to another company can save you a lot of your hard-earned money, but make sure that you look well in advance of leaping!

Remortgaging will allow you to search for a lower rate in today’s competitive market. I Debt consolidation via remortgaging is a great option as remortgaging loans are usually lower than debt loans. Equity remortgaging can allow you to take, in certain circumstances, up to 100% of your home value.

That money can be used for home improvements or even to have extra funds for any need that you have. Make sure that your new lender explains to you the benefits of the remortgage deal that you choose. Remortgaging will allow you to save on your interest rate so that your monthly payments are lower. You should also ask how long your new rate would be in effect, and what your new monthly payments will be. It is a fairly quick process, and you can be usually be remortgaged within a week or less in some instances.

Mortgage Comparison Site The Mortgage Finders helps people get mortgage quotes and mortgage advice that is right for them. If you are considering a re-mortgage or changing your mortgage provider completely then The Mortgage Finders can help you find the best mortgage quote.

Simply visit http://www.the-mortgage-finders.co.uk complete the simple 3 step form and a fully qualified FSA approved Mortgage broker will contact you with the options available to you.

The Mortgage Finders is a UK based Mortgage Comparison and Mortgage Broker website – visit http://www.the-mortgage-finders.co.uk for more information

Should You Consider Home Refinance, or Not?

Home refinance seems to be the craze these days with interest rates at all time lows. However, you need to do some home refinance research before you will know if it is for you or not. In general, if you bought a home when interest rates were significantly higher, have great credit, little debt, and always pay your bills on time then you should probably at least consider home refinance. Although, if you meet any of the following criteria then you definitely need to think twice before you decide on a home refinance.

Home Refinance Tip #1 Second Mortgages If you have a second mortgage and decide on a home refinance then you will likely find yourself paying more than with your original home loan. If you have taken out a second mortgage on your home to help pay other bills then getting a lender to consider a home refinance for you is going to be difficult.

Home Refinance Tip #2 High Debt to Income Ratio When you apply for a home refinance option then you will have to go through the same qualification procedures you did as when you were approved for your first loan. If you have a high debt to income ratio then it will be unlikely you will be approved for home refinance, and if you are approved for a home refinance it is highly unlikely the terms would be worthwhile.

Home Refinance Tip #3 Bad Credit Bad credit is generally the main villain when it comes to having a proposed home refinance application denied. So, if you have trouble paying your bills, are making late payments, and your credit score is declining, then you definitely need to get your credit in shape before you consider a home refinance.

When to Consider Home Refinance

When to consider home refinance is something that a lot of people struggle with.  Any time you are dealing with your home and your overall finances timing is important because it can mean that you can save a lot or just a little.  Each person will need to determine on their own, possibly with the help of a mortgage bank, when is the right time for them to refinance, if there is a right time for them.  When considering if now is the time for you, you should know that not everyone ever wants or needs to refinance their mortgage.

Is it Time for Home Refinance?

It may be time for your home refinance for you when you have an adjustable-rate mortgage and your rate is about to increase.  This is a good time to refinance because it can save you hundreds or even thousands of dollars, especially when you consider how much you could save over the course of the loan.  When you have an adjustable-rate mortgage you will need to be a bit more careful about refinancing because the normal rules, like not accepting the refinance offer unless your interest rate is two or more percentage points less than your previous loan, do not apply to you.  You simply need to look at the overall cost of each loan and determine if you really can save any money or not.

It may also be time for you to refinance if you would like to substantially lower your monthly payment.  Many people find that they need to reduce their monthly mortgage payment after they have been in their home for a few years to help pay for school or even pay off other debts.  You can look to see what it out there and see if you can improve upon your current interest rate.  Your ability to get a better rate will be dependent upon many factors, including current market rates, your credit, how long you have been in the home, and your income.  If you choose home refinance at the right time, you may be able to save up to three percent on your interest rate, which can be a huge savings!

Another time that you may want to refinance is if you want to reduce the term of the loan.  For instance, if you have a 30 year loan and your financial situation has changed and you would like to pay off your home in 15 years without a penalty, you may want to refinance and go with a 10 or 15 year loan.  This type of refinance will mean larger monthly payments, but you’ll have the home paid off in half of the time that you had originally planned, which can mean huge savings for you in the end.

As you can see, there are some occasions when it makes sense to refinance.  Even though there are some situations where refinancing really does make the most sense, you should still shop carefully and make sure that you are getting the best deal for your situation.  Remember that not all home refinance loans are created equal, so you should shop around and compare the offers that come your way. This way you can be sure that you will get the loan that will offer you the most stability in conjunction with the savings that you are looking for.