Mortgages Unlimited named Star Tribune Top 150 Workplace 2018

Maple Grove Minnesota based Mortgages Unlimited is proud to announce that for the 3rd year in a row, they have been named a Star Tribune Top 150 Workplace in Minnesota.

In need of a mortgage loan to purchase or refinance a 1-4 unit residential property, contact our licensed home loan experts by calling (651) 552-3681, or visit our web site at MortgagesUnlimited.biz

Mortgages Unlimited, in business since 1991, is one of Minnesota’s top non-bank Mortgage companies offering a full suite of home loan products, including, but not limited to standard conventional loans, FHA loans, VA loans, USDA rural loans, investment properties, jumbo loans, first time home buyer, down payment assistance, and even bank statement for proof of income loans.

Offices in St Paul, Bloomington, Woodbury, Stillwater, and Maple Grove

Equal Housing Lender, NMLS 225504.


Get a gift for down payment.

Minneapolis, MN:  Looking to purchase a home in the near future?  The lack of down payment is a big hurdle for many people. But did you know you can get a gift for down payment? Most loan programs allow for a gift for either some, or all of your homes down payment, including FHA loans and conventional loans.
Gift for down payment

WHO CAN GIVE A GIFT?

The gift typically comes from Mom and Dad, but officially the rules say the gift must be from a relative. This is defined as any individual who is related by blood or marriage, adoption, or legal sponsorship.
Even a fiancee or domestic partner is OK. An unrelated person who shares a committed relationship with the recipient of the gift, and who currently resides in the same household as the recipient, AND intends to occupy the home with the recipient is also OK.

WHO CAN’T GIVE THE GIFT

The gifting person man NOT be, or have any affiliation with the Real Estate Agent, the seller, the builder, or any other interested party to the transaction.

DOCUMENTING THE GIFT

Your mortgage company will always need to document and prove the gift to verify it came from an allowable donor, and to paper trail the money.
At a minimum, both the gift giver and recipient will need to sign a industry standard gift letter that the Loan Officer will provide. It states that the gift is truly a gift, and will never be paid back.
From there, additional proof depends on when the gift was given, how it will be transferred, and what loan program will be used. Common additional items are a copy of the gift givers bank statement where the money came from to prove they had the money to give, proof that any personal checks cleared the bank, and proof that the money is truly now deposited into the recipients bank account.
Cash is never allowed.

THE GIFT FOR DOWN PAYMENT BOTTOM LINE

Gift for down payment has always been, and likely will continue to be a super popular way to come up with your down payment money, especially for first time home buyers.
When getting pre-approved, tell your Loan Officer you are thinking of using gift money. They will answer your questions, and go over the specific guidelines for gift money on the loan program you are planning to use.
Thanks Mom and Dad!


What happens if the house appraises for less?

Congratulations. You’ve enter the housing market, gotten mortgage pre-approved, and made a successful offer on your dream house. But what happens if the house appraises for less than the purchase price?

In the ever changing Real Estate world, today we have a problem with a shortage of homes for sale. This means it is likely that a seller will get multiple offers well above the asking price. Sounds great for the seller, but this also means there may result with the appraisal, commonly known as “coming in low.”

There are many reasons why an appraisal may be low. In rapidly changing markets, home prices continue to increase which is something makes it difficult for appraisers. Maybe the agent made a mistake. Maybe the buyer pressured the agent to list it higher than it should have been. Maybe the appraiser made a mistake. Maybe multiple offers drove the price too high. Maybe the buyer needing to roll in closing costs pushed the sales price over the market value. Who knows. It happens, and it happens a lot more often than buyers and sellers may realize.

There are many other reasons too. If you get the news that the appraisal came in lower than the sales price, don’t panic. Almost all of the deals still close!

Understand the whole idea of the independent appraisal is that an unbiased, highly trained third party is there to protect the buyer and the lender. The buyer doesn’t want to pay more than fair value, and the lender is obviously concerned about their collateral.

Real Estate, Minnesota, Minneapolis, for sale, mortgage rates, interest rates

So What To Do If  The House Doesn’t Appraise For the Sales Price?

The first thing is to review the appraisal to see if it has obvious errors. I’m not talking opinion of value differences, I am talking actual errors. For example the house is 3000 square feet, and the appraiser has it at 2400 square feet.  Assuming an error, bringing it to the appraisers attention usually results in a quick fix.

TIP: If there is a measurement error, 99% of the time, the listing had the size too big. Few agents actually measure, while 100% of appraisers measure.

Have the agent gather what they believe are better comparable properties than the appraiser use. Don’t just give addresses. Give a detailed explanations of why they believe the appraiser should consider these homes instead.

TIP: Rare is it that the appraiser didn’t already consider the comparable you just submitted.

If there are obvious errors, or obvious poor comparible choices, there is the possibility of obtaining a new appraisal with a different appraiser. There are rules and guidelines to this process. It is not an easy route, plus the buyer would need to pay for the 2nd appraisal.

Options to make low appraisal deals still work?

Typically there are four routes when the appraisal is less than the sales price.

  1. Walk away. Any agent worth anything has written an appraisal contingency in the purchase agreement. This happens maybe less than 2% of the time.
  2. Buyer can pay cash out-of-pocket for the full difference between the purchase price and the appraisal. The down payment and all loan parameters will be based off the lower appraisal. This happens maybe 3% of the time.
  3. Seller drops the sales price to match the appraisal. They may piss and moan, but this happens in probably 70% of the cases. This is because cancelling doesn’t work for anyone, and putting the house back on the market is no guarantee you won’t get a similar appraisal down the line.
  4. Seller and buyer split the  difference somehow.  A common route is the seller lowers the price a bit, and the buyer pays a little more out-of-pocket. Another common route is that is the seller was paying some of the buyers closing costs, maybe they reduce or eliminate seller paid closing costs. This options happens maybe 25-% of the time.

Hopefully my math worked out to 100%, but as you can see, most real estate transactions that have an appraisal come in low still get to the closing table.

 


Get Pre-Approved Before You Start Looking

Get Pre-Approved Before You Start Looking for a home

Minneapolis, MN: People often make the mistake of starting a home search without knowing what they actually qualify for. Falling in love with a $400,000 home and finding out you qualify for $200,000 can be heartbreaking. Thinking a loan approval will be easy, only to find out you have issues, or don’t qualify for a program you think you do, is another concern.

Virtually no Realtor will show homes to clients who have not been pre-approved, and virtually no seller will accept any offer without a pre-approval letter for this very reason. Being pre-approved gives both you and the seller comfort that final approval for your loan should be fine.

Pre-approval gives you, your agent, and the sellers confidence in knowing can get a loan, and that you are shopping in the correct price range for your income and payment comfort level.

We recommend getting lender pre-approved about 100 days before you would like to move. For example 100 days before the end of your apartment lease. This give you plenty of time to correct any minor issues that may cause loan approval issues, and plenty of time to find a home without just settling because of time concerns.

Finally, understand there are two levels of pre-approval. The more common one is what is known as Loan Officer pre-approval. This is where only your Loan Officer has reviewed your application information, documents, and credit. Generally this is acceptable in the vast majority of cases, but can be problematic when new or inexperienced Loan Officers make mistakes in their assessment.

Certified Underwriter Pre-Approved from Mortgages Unlimited, Inc
Certified Underwriter Pre-Approved from Mortgages Unlimited, Inc

Mortgages Unlimited goes a step beyond, and also offers full Underwriter Pre-approvals, known as our Certified Pre-Approval. This means your application has been completely reviewed by an actual Underwriter, who has given their blessing on your credit, incomes, etc.  This only leaves us to have to finalize your application on the exact home when you find it (purchase agreement, appraisal, and title review).

Certified Pre-Approval  is significantly better than a basic pre-approval, and gives you a distinct upper hand when negotiating on your dream home – especially if you are in a multiple offer situation.

To become pre-approved for a home loan on properties in Minnesota, Wisconsin, or South Dakota, please fill out our secure online application, or call (651) 552-3681 to apply over the phone, or to schedule an in-office appointment.

Get pre-Approved for your home mortgage loan in Minnesota, Wisconsin, South Dakota
No Obligation to apply, and see what YOU qualify for.

 


Bank statement loans = YES

Minneapolis, MN:  Not every potential home owner fits the cookie cutter guidelines for most traditional loans, like standard 30-yr fixed rate loans backed by Fannie Mae or Freddie Mac, or standard government backed loans like FHA Loans, VA Loan, or USDA loans.

The mortgage industry had plenty of alternative options back in the day, including bank statement loans, stated income, no proof of income loans, asset based program, and more, right up until the housing crash in 2007.

Government mandated changes after the housing crash left many home buyers needing these alternative loan programs with no loan options whatsoever.  Slowly, the non-conforming loan industry is making a comeback, albeit looking much different than years ago.

Stated income loans existing, but are super restrictive. No doc, or no proof whatsoever of income loans do not exist. The most popular alternative documentation loan option that HAS returned is using your bank statements as qualifying income.

Bank statement loans

These bank statement loans come in many varieties, but generally consist of the following basic requirements:

  1. Must be self employed
  2. Use 100% of personal bank statement deposits as income
  3. Use 50% of business bank statement deposits as income
  4. Higher credit scores
  5. Loans of 80% loan-to-value or less
  6. Interest rates 1% to 2% higher than standard loans.

There is no one set of rules, like you find with standards loans that all lenders use for things like FHA, VA, Fannie Mae, Freddie Mac, etc. Because of this, you will find all sorts of variations between lenders offering bank statement loan programs.

But the good news is that at least there are some options again for those home owners who don’t fit the traditional loan model.

We offer bank statement loans for properties located in Minnesota, Wisconsin, and South Dakota. Click here to apply online or feel free to contact us at (651) 552-3681.

Click to apply online

Equal Housing Lender. NMLS 274132. Not everyone will qualify. Not an offer to enter into an interest rate lock agreement. iMortgageJoe.com