New Homes in Loudoun County, Virginia, Buyer REBATE

ONE THING EXPERIENCE TEACHES US IS THAT, JUST BECAUSE A PERSON IN AUTHORITY SAYS SOMETHING, DOESN'T MAKE IT TRUE.

EXAMPLE:  HUD Secretary Donovan, in announcing the details of the changes to FHA financing, states:

"The new policies are designed to strengthen the FHA's capital reserves so we can continue to fulfill our mission of serving underserved communities."

The changes include:

1. Increase the up-front mortgage insurance premium (MIP) to 2.25%;
2. Update credit score and down payment requirements for new borrowers;
3. Reduce seller concessions to three percent, from six percent; and
4. Implement a series of significant measures aimed at increasing lender enforcement. 

1.    Assuming HUD/FHA employs actuaries, the actuaries had to know that, due to increased MIP payouts, the FHA insurance fund was approaching a dangerous level and the MIP needed to be increased.  Why did the request for an increase in MIP wait until the fund was in default???   If the MIP had been brought up to where it was before being reduced to 2.25% or 2.75%, the fund could have been replenished over the past year or two without going into default.

IN 1990, THE UPFRONT MIP WAS, I believe 3.8%.

"o    If this authority is granted, then the second step will be to shift some of the premium increase from the up-front MIP to the annual MIP."

By shifting the upfront MIP (which can be financed) to annual MIP, which adds to each monthly mortgage payment, more home buyers will be disqualified. 

Mr. Donovan states further that:  "In addition, we were determined that these changes should support, not disrupt, the nation's housing market recovery."

2.   It defies logic that proposals to increase the cash needed by home buyers can do anything but disrupt the nation's housing market recovery by reducing the pool of qualified home buyers with money to close.  Higher closing cost will = fewer buyers.   

3.  It doesn't take a Rhodes Scholar to understand that reducing seller concessions from up to 6% to up to $3%, will reduce the buying pool.  For every $100,000 in purchase price, the buyer's cash needs for closing may, depending on the area, increase by 1%.  Further, HUD/FHA is, I believe, infringing on the home seller's right to use their assets as they please.  How the seller uses their equity is, IMO, none of the government's business.  If a buyer requests more than a seller is willing to pay, the real estate industry has a simple process, accept, counter or reject.  The appraisal process is the logical check on inflated value to fund closing cost assistance. 

4.  Lender enforcement.  I am interested in lender comments about proposals for lender enforcement.

Mr. Donovan writes:  "by continuing to provide affordable, responsible mortgage products, FHA will support the housing market's recovery.  Importantly, FHA will remain the largest source of home purchase financing for underserved communities."

The new higher cash requirements will simply drive prospective home buyers out of the market.  Or, make them further reliant on community/county/state programs funded by HUD/FHA designed to provide tax money to further grow government or funnel tax money to politically connected groups.

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988.

                       

"Honey, can't we at least look at homes for sale, our apartment is just to small and expensive".

"Why Dear??  Our lender said the new FHA rules mean we need several $Thousand more to buy".

SHORT SALE MISCONCEPTIONS COULD BE MISSED OPPORTUNITIES FOR AGENTS.

IS KISMET AT WORK IN THE MYSTERIOUS WORLD OF SHORT SALES??

SHORT SALES HERE, SHORT SALES THERE, SHORT SALES EVERYWHERE.  The significant number of short Sale listings and sales these days have led to the misconception on the part of many agents licensed within the past 5 years or so that Short Sales.

Kathy Schowe writes today about a Gentleman who made $1,000,000 in the past years but now wants to sell his home as a Short Sale.

The ubiquity of Short Sales caused by the mortgage mess is unique to the real estate industry.  However, SHORT SALES are not new and agents with some years in the business have likely been through a few of them in the past. 

WHAT'S THE DIFFERENCE NOW??? 

• Value of the property - $300,000.
• Owner owes - $450,000.
• Estimated loss - $150,000. 

That's a $150,000 loss that the owner's mortgagee(s) is expected to take.  Further, the mortgagor, the owner who purchased the property, lived in it for some time fully expects to complete a Short Sale transaction and be left with no liability for the deficiency beyond a reduction in credit score.  A reduction in loss of credit score that will be less than that they would experience with a foreclosure. 

The difference in Short Sales now and in years that predated 2004 or so is that the mortgage company or investor is now expected to take the loss. 

SHORT SALES OCCUR ANY TIME A PROPERTY TRANSFERS AND THE SALES PRICE IS LESS THAN THE OWNER/SELLER OWES ON THE PROPERTY.  Over the years, as a Buyer's Agent, I have represented a number of home buyers who purchased homes whereby the seller owed more than that for which they could sell their home.  In order to complete the sale, the OWNER/SELLER came to the settlement table with money to pay the mortgage company the difference in what the home was selling for and that which they owned.  I've had closings whereby the sellers came to the settlement table with $10,000, $25,000 and one time over $70,000.  It was still a Short Sale. 

Short Sales whereby the banks take the loss are a very recent phenomenon.

The thought of a mortgage company taking a loss on the sale of a property was unlikely and foreclosure was the naxt logical step if the owner/seller didn't have the resources to cover the loss. 

SO, WHY ARE THINGS DIFFERENT NOW???  LENN'S EPIPHANY! 

• On the average, short sales sell for more than the same property after a foreclosure. 
• Short Sales result in better public relations for the bank than a foreclosure.
• Short Sales avoid the lengthily FORBEARANCE offered to owners with government backed loans.

HUD (and VA) FORBEARANCE.  Compare the relative short typical Short Sale transaction of 3-10 months with that of an FHA loan and the HUD forbearance of 1 to 2 years.  With a short sale, the owner often continues to make mortgage payments, albeit perhaps not as timely as before, but the band is offsetting their loss.  With a HUD forbearance, the home owner may not make a payment for 1-2 years before accepting a modification of their loan or the property going to foreclosure.

BANKS THAT FORCE FORECLOSURE OF EVERY PROPERTY IN DEFAULT contribute to the serious decline IN market value of communities.  Market adjustments are often good for an inflated market, but severe declines eventually cost the banks, the home owners and the taxing income of local municipalities.

OPPORTUNITIES FOR LISTING AGENTS.  Before you dismiss that owner as a Short Sale because the bank doesn't accept their HARDEHIP, it is sometimes possible that a seller will pay the difference themselves.  It will surely benefit an owner with the resources to pay the deficiency themselves rather than have a credit report showing a deed in lieu of or foreclosure or even a short sale with the deficiency taken by the bank.  A good credit report is, after all, money in the bank. 

KISMET.  One thing we've learned about financial institutions that take severe losses in the market place is that profits are enjoyed by the financial houses and their investors.  Losses are suffered by the tax payers.

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988.

 

HEADLINES THIS MORNING:  "Sales of newly built U.S. single-family homes fell unexpectedly in December, data showed on Wednesday"

IT'S A "LOCAL" THING, THEY WOULDN'T UNDERSTAND.  One thing that we should know by now is that national housing statistics have no relationship to many local markets.  They surely do not have any relevance to the new home market in Northern Virginia. 

In Northern Virginia, new home sales are hot, hot, hot.  The rare new home in inventory is usually the result of a contract buyer losing their job.  Few builders are investing in spec homes because they don't have to.  The only builders who are not selling today in my market are those that attempt to save money by selling off site.  However, if there is at least an on site portable sales office, new homes, to-be-built, will sell.  Builders in competitive price ranges, $400,000 to $800,000, with model homes will be selling, building and delivering new homes to buyers in 5-6 months.

STATE OF THE MARKET.  Builders are not taking offers and prices started creeping upward in December.  Construction activity is vigorous and homes are delivered in 5-6 months. 

PRICES FOR NEW HOMES ARE AT THE 2004 LEVEL.  The home buying consumer doesn't need treats from the government to buy new homes.  New home prices are at the 2004 level and offer better value than ever before.  In fact, new homes today, even at lower prices than in years are better than ever because builders have incorporated energy savings materials and appliances without adding to the cost. 

THE CONSUMER IS NOT LIKE A PUPPET ON A STRING.  The tax credit was an attempt to manipulate the market, as though the government is wiser than the consumer. 

Treating the home buying consumer to a treat like one would treat a dog to a piece of meat for a trick well done will not work. 

The statistics for poor new home sales shouldn't surprise anyone.  They are meaningless to active market places and they reflect the inability to micro-manage the real estate market. 

DID I SELL A NEW HOME IN DECEMBER?  YES!!  I was working with new home buyers who NEED A HOME!

                                                 NEW HOMES IN NORTHERN VIRGINIA ARE SELLING.

                                                 

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A LOUDOUN COUNTY REAL ESTATE AGENT FOR LOUDOUN COUNTY HOME BUYERS.

To search homes for sale in Loudoun County, visit the Homefinders.com "Search Listings"site.  Enjoy your search and contact us to visit new or resale homes for sale in Loudoun County, Virginia.  Ask about the Homefinders.com New Home Buyers' REBATE.  1% cash back to you when you work with Lenn to find and buy a new home in Loudoun County.  We know Loudoun County homes.  We can help.

Lenn Harley, Broker, New Homes Specialist, Homefinders.com, 800-711-7988. 

  

CONSUMER CONFIDENCE?  Now there's a sound measurement of economic stability.  When I read CONSUMER CONFIDENCE in the news, I want to scream. . . . . "Give me the facts".

An interesting post by Mike Jones got the little gray cells moving around this a.m.  

Mike wrote:  "Interest rates:  Up, Down, or Flat?  I'm betting on flat, but that could change with market volatility."

Interest rates are volatile?  What does volatile mean when used to describe interest rates?  Over a week, if the published interest rate increases or decreases 1/8%, it's considered volatile. 

IS THE HOUSING MARKET VOLATILE?  I have also read the word volatile used to described the housing market.  Why not?  The real estate industry saw market values increase 100% in about 3 short years.  Then fall just as much in the following 2 short years.  

Now that word, volatile, is used to describe the real estate market. 

HA!  I can recall, just a few short years ago, when the word "volatile" would be used to describe the stock market, or worse, the commodities market, but never housing.  Housing was a reliable investment for folks who considered they home an investment.  For folks who purchased their home because of the features of the house, the location, the price range, the proximity to work or school, the investment was not the focus. 

Sad that the homes we live in and in which our lives and families grow, plan and exist are treated like a share of stock or a hill of beans.

Our future and the future of the real estate industry and a few million home owners' financial future rests on a series of ephemeral influences:

• Consumer confidence.  Hardly a reliable predictor of the long term stability of the economy.
• Fed ending the purchase of MBSs.  The fed guessing about the future doesn't inspire confidence.
• The machinations of the management of the Department of Housing and Urban Development.
• The self serving interference in the housing industry by members of Congress.
• The flailing around of the White House for places to dump tax money confiscated from one group of Americans to give to other groups of Americans in the quest for pupularity.

YET, WE PERSEVERE.  We in the real estate industry; agents, broker, loan officers, home inspectors, and more, get up every day and go to work managing the daily business of real estate sales.

It's our job. 

                                                      

 Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988.

NEW HOME IN ASHBURN, BRAMBLETON FOR SALE, $486,790, UNDER CONSTRUCTION AND READY IN LATE MARCH OR IN APRIL.

$486,790 *  $486,790 *  $486,790 *  $486,790 *  $486,790 *  $486,790 *  $486,790 *  $486,790

     FINISHED EXAMPLE OF HOME UNDER CONSTRUCTION BELOW

QUICK DELIVERY *  QUICK DELIVERY *  QUICK DELIVERY*  QUICK DELIVERY

 HOMEFINDERS.COM HOME BUYERS REBATE FOR THIS HOME IS $5,000.

ASHBURN / BRAMBLETON's most popular community has a home under construction for sale. 

Home Under Construction will be ready in March/April

FINISHED MODEL OF HOME UNDER CONSTRUCTION AND FOR SALE (Reversed Floorplan)

Two Car Side Load Garage

Plus Full Unfinished Basement Level

Home is under construction and will be ready April, 2010.  Home was sold and the buyer was transferred so the property available for purchase NOW for quick delivery in April.

HARDWOOD FLOORING in the Foyer, Kitchen, Breakfast Room, Powder Room. 

TO SEE THIS HOME, CONTACT LENN HARLEY, BROKER, Homefinders.com, 800-711-7988.

Standard features that include,

• Fireplace in the Family Room
• Hardwoods on the Main Level in the Foyer and often in the Kitchen and Breakfast Area
• Granite Counter Tops in the Kitchens
• Kitchen Islands with Granite Tops
• 42 Inch Cabinets in the Kitchens
• 9 Foot Ceilings in on the Main Level
• Full unfinished Basements
• Master Bedrooms with Luxury Baths including Soaking Tubs, Separate Showers.

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Brambleton in Ashburn *  Brambleton in Ashburn *  Brambleton in Ashburn *  Brambleton in Ashburn *

ABOUT BRAMBLETON, IN ASHBURN VIRGINIA.  The hottest community in Northern Virginia. 

LOUDOUN COUNTY VIRGINIA NEW HOMES - WELCOME TO BRAMBLETON - A WONDERFUL COMMUNITY IN ASHBURN - 20148.

Brambleton has what new home buyers in the Loudoun County real estate market seek:

Location - Near many popular employment centers in Northern Virginia.

Price -About 10% lower than other Ashburn new home communities.

Amenities - Swimming pools, tennis courts, basketball courts, tot lots, county park.

Schools -The popular Public Schools of Loudoun County; Briar Woods High School, Creighton's Corner Elementary Schools, Legacy Elementary School, Stone Mill Middle School.

Shopping -Anchored by Harris Teeter, the Brambleton Shopping Center is fabulous with helpful merchants to make shopping convenient and interesting - Caribou Coffee, My Thai Restaurant, Subway Sandwiches, California Tortilla, Nick's Corner Grill, Go Bananas Toys, Edible Arrangements, UPS Store, Dry Cleaners, Hair Cuttery, Nail Salon, Fox Cenima (16 screens), Bank and more opening every day including a state-of-the-art health and fitness center. 

Transportation -Just minutes from the Dulles Greenway and the Loudoun County Parkway for easy access to Reston, Tysons Corner, Vienna, McLean, the Washington Beltway, and Dulles International Airport. 

For a tour of new homes for sale in Brambleton, contact us.   Ask about the Homefinders.com New Home Buyers REBATE of 1% of the purchase price for your new home.                        

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A LOUDOUN COUNTY REAL ESTATE AGENT FOR LOUDOUN COUNTY HOME BUYERS.

To search homes for sale in Loudoun County, visit the Homefinders.com "Search Listings"site.  Enjoy your search and contact us to visit new or resale homes for sale in Loudoun County, Virginia.  Ask about the Homefinders.com New Home Buyers' REBATE.  1% cash back to you when you work with Lenn to find and buy a new home in Loudoun County.  We know Loudoun County homes.  We can help.

Lenn Harley, Broker, New Homes Specialist, Homefinders.com, 800-711-7988. 

IF YOU SEEK LOAN MODIFICATION, YOU MUST MEET THE GUIDELINES FOR APPROVAL AT THE MODIFIED AMOUNT.

LOAN MODIFICATION APPLICATION DENIED?

Far too many home owners believe that they can qualify for a modification of their mortgage loan simply because it will be easier for them to make a lower payment.  Of course, it would.  BUT, would it be easy enough?  More important is the need to qualify for the new loan with tougher guidelines.

JUST LOOK AT THE NEW TOUGHER GUIDELINES FOR LOAN APPROVAL.

• Tighter LTV requirements
• Higher down payments
• Fewer ARMs qualified at the start rate
• No more stated income loans
• No more 80/20 loans
• Tougher guidelines for self employed
• Tougher guidelines for applicants with second homes
• Tougher guidelines for owners with rental property

Applying for a loan modification includes making an application for a new loan.  If the numbers don't work for the LTV, it was destined for denial.

LOWER PAYMENTS ARE NOT A FACTOR IN QUALIFYING FOR LOAN MODIFICATION.  Lenders don't approve loans if the new loan doesn't meet guidelines.  The owner has to demonstrate through income and debt ratios that they qualify for the lower payment.

Which, of course, is why most applications for loan modification are not approved.

We read about examples of loan modifications whereby the owner gets a 2% interest loan.  However, the owner must at least qualify for that loan with a 2% interest rate.  

If one's income has fallen dramatically, especially a self employed person, they have little hope of receiving approval for a loan modification if they can't, at least, meet the guidelines for the new loan.  Self employed applicants will usually need to show cash reserves sufficient to make future mortgage payments for 6-12 months.  After all, they have no regular paychecks as is the case with W-2 employed.

Otherwise, the loan would simply be destined for or at least at risk of default after modification.  The published statistics for successful examples are very low.

OWNERS ARE MAKING AN APPLICATION FOR A NEW LOAN.  Compute the ratios for the modified mortgage payments.  If the owner can't qualify for the new loan, they are unlikely to be approved for modification.

FACT:  If the applicant wouldn't meet the guidelines for a new mortgage loan, they probably will not meet the guidelines for loan modification.

This post was inspired by Loan Modification Application DENIED! Why don't you do a short sale?

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988.

 

LOVETTSVILLE VA NEW HOMES GUIDE - Mountain Views, Wooded Lots, 2 Miles from MARC Train and Priced Right

NEW HOMES IN LOVETTSVILLE, VIRGINIA priced from $452,900 to $520,900.  

Tour this builder's model home in a lovely community in Lovettsville.   

• Mountain Views
• Priced from about $452,900 to $520,900 for two finished level plus unfinished basement.
• Two miles from MARC Station in Brunswick, MD.
• Lovely open lots, wooded lots, lots with mountain views.   

Contact Lenn Harley, Broker, Homefinders.com, 800-711-7988 to tour.  

The Homefinders.com New Home Buyer's REBATE for these homes for buyers working with Homefinders.com is 1% of the contract price, from $4,500 to $6,000 based on options and upgrades. 

These homes are offered with many wonderful features including the Gourmet Kitchen with Granite Counter Tops, Fireplace in the Family Room, First Floor Den/Library, Two Story Foyer and much, much more.   We can help.

Call Lenn, we can help.

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988, E-mail.

                                                       Map showing community of Dutchman's Creek

"NEVER A FEE TO BUYERS"

• Lovettsville Virginia Homes in Rural Loudoun County
• Homes for Sale in Lovettsville
• Facts about Real Estate in Lovettsville
• Contact us to tour homes in Lovettsville. 800-711-7988.

For your copy of the Homefinders.com home buyers relocation package, just give me a call.   Whether you're moving to Loudoun County fron out of the area or just across county, we can help.

Bob Harris gives some good advice to home buyers considering buying distressed property.  However, when it comes to removing the financing contingency in an offer, buyers need to understand the risks.

WHAT IS THE JOB OF A BUYER'S AGENT??   We are engaged to help home buyers "find the house"??  Of course, but so much more.  When preparing a Contract of Sale, home buyers often rely on the advice of the agent about the meaning of the paragraphs in the Contract.  Agents MUST be careful and give the buyer the agent's best advice to protect the buyer.  Experienced agents learn through experience that what may appear simple in contract language may put the home buyer at risk. 

THINK TWICE ABOUT THE FINANCING CONTINGENCY.  The Financing Contingency is a paragraph in most Contract of Sale forms in the U.S.  I have learned from experience to never, never, never advise a buyer to remove a financing contingency. 

THE SELLER PREFERS OFFERS WITHOUT A FINANCING CONTINGENCY.  It's fairly routine these days for for banks, sellers and listing agents to expect that the financing contingency in a Contract of Sale will be removed as satisfied once the home buyer has been fully APPROVED for financing.  RISKY, RISKY. 

APPROVED  What does that mean?? 

The buyer has a letter that says the buyer is "Pre-Approved".   Based on this letter, the agent advises the buyer to write the Contract of Sale without a financing contingency.   The agent knows that the absence of the financing contingency will make the offer more appealing to the seller.   However, this is very risky advice.   It puts the buyer's earnest money at risk. 

Pre-Approval letters have "conditions" that protect the lender.  Most pre-approval letters have contingencies, conditions or disclaimers sufficient to protect the lender if the loan is not finally committed or funded and settlement doesn't take place. 

If the lender's Pre-Approval letter includes contingencies that protect the lender, why would a buyer remove the financing contingency that protect the buyer? 

"BUT LENN, IF THE LOAN IS PRE-APPROVED, DON'T WE KNOW THAT IT WILL CLOSE???"   NO, NO, NO, you do not.  What are some of the conditions that would prevent a loan from closing?

Change in the buyers financial profile through conditions totally out of the buyer's control, such as:

• family tragedy
• loss of job
• reduction in income
• reduction in credit score
• loss of co-borrower
• low appraisal
• underwriter refuses to approve
• underwriter requires supporting appraisal
• lender doesn't provide FIRM COMMITMENT timely
• home inspection reveals serious defects without a home inspection contingency
• lender requires document(s) that borrower cannot locate timely

HOW IS THE BUYER AT RISK WITHOUT THE FINANCING CONTINGENCY?  Once a property is Under Contract with no contingencies:

THE LISTING AGENT IS LIKELY TO:

• cease to market the property for sale
• cease advertising the property for sale
• change the status in the MLS to something other than ACTIVE
• remove the key access or combo access to the property

THE SELLER IS LIKELY TO:

• make moving preparation
• accept another job out of the area
• remove the property for sale from the market
• cease to show the property to prospective home buyers
• make financial commitment on another property

I'm not an attorney and I'm not giving legal advice.  I don't have to be.  Seems to me that if an agent is giving advice to a buyer/borrower about whether or not to remove the financing contingency, they need to think carefully about the risks to the buyer of that advice.

WHAT DOES THE FINANCING CONTINGENCY MEAN TO THE SELLER?  IT ISN'T OVER TILL IT'S OVER.  If the home buyer defaults, meaning doesn't close, the seller has lost opportunity to sell and may have incurred DAMAGES. The contract clearly puts the home buyer's EARNEST MONEY DEPOSIT at risk if the contract of sale doesn't close FOR ANY REASON if there is no FINANCING CONTINGENCY to protect the buyer/borrower.

 

                                                                                   RISKY ADVICE!

 

"Since you've been pre-approved, you don't need the Financing Contingency." 

AGENTS AND BROKERS SHOULD PRACTICE "RISK AVERSE" REAL ESTATE BROKERAGE.  Contingencies in contracts are there to protect one party or another.  The financing contingency protects the home buyer from the loss of their earnest money deposit in case the sale doesn't close as a result of the inability of the buyer to obtain financing.  

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988, Serving home buyers in Maryland and Northern Virginia. 

NEW HOME IN LOVETTSVILLE, NEW TOWN CENTER LOCATION AND PRICED AT $329,990.

Still time to qualify for the First Time Home Buyer Tax Credit.

Homefinders.com New Home Buyer REBATE for these homes, $3,500.

100% financing available for buyers who qualify.  Several lovely floor plans from which to select.

City	ListPrice		Type	Style	BR	BathsAll	# Gar
Lovettsville	$319,990		Detached	Colonial	3	3	2
Lovettsville	$329,990		Detached	Colonial	4	3	2
Lovettsville	$334,990		Detached	Colonial	3	3	2
Lovettsville	$344,990		Detached	Colonial	4	3	2
Lovettsville	$399,990		Detached	Contemporary	4	3	2

THESE ARE THE MOST COST EFFECTIVE HOMES IN ALL OF NORTHERN VIRGINIA. 

Located right in Lovettsville's New Town Center just a block or less to the mall and circle.  Perfect location for in-town convenience to restaurants and Lovettsville shops.  All homes are walking distance to Library and Community Center with the outdoor swimming pool, wading pool, fabulous outdoor gym for children, tennis court, basketball ring and more.

 

 

 

Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988, E-mail.

"NEVER A FEE TO BUYERS"

• Lovettsville Virginia Homes in Rural Loudoun County
• Homes for Sale in Lovettsville
• Facts about Real Estate in Lovettsville
• Contact us to tour homes in Lovettsville. 800-711-7988.

For your copy of the Homefinders.com home buyers relocation package, just give me a call.   Whether you're moving to Loudoun County fron out of the area or just across county, we can help.

 

 

NEW HOME IN LOVETTSVILLE, NEW TOWN CENTER LOCATION AND PRICED AT $329,990.

Contact Lenn Harley, Broker, Homefinders.com, 800-711-7988 for a tour of these lovely homes.