Buying mortgage leads three things to consider

The time comes for all mortgage brokers and loan officers to consider spending some of their hard earned money by testing the waters of mortgage leads.

After all, leads are the name of the game.

If the time is right for you, it is important to do you research, remember, you are testing the waters, not diving right in. Investigate as many lead companies as you can before you decide which one is right for you.

Equally important is the lead itself, while doing your research, consider these three things about the type of lead you will be getting.

Where did the lead come from?

Speak with a representative from the lead company to determine where the leads are being generated from. Lead companies use different methods for obtaining their leads. Some of the more common ways lead companies generate leads is through e-mail campaigns, advertisements on search engines, directing potential customers to web sites that they own, and purchasing leads in bulk from other companies.

Is the lead fresh or recycled?

Some lead companies sell their leads in what they call “real time,” which means the leads are fresh, usually no more than a day old.

A recycled lead, is a lead that a company will sell multiple times, or they are buying their leads in bulk at a cheap price and reselling them for a profit.

Not to say one is better than the other, the reason being, the difference in price.

A fresh lead will undoubtedly cost more than a recycled lead. It all depends on what you are looking for, quality or quantity.

If the lead is bad, will you get your money back?

Make sure you are 100% confident that the lead company you are dealing with has a fair return policy. Most lead companies have software in place, or verify the lead before they sell it to weed out any fake, or bogus leads. But even with these barriers in place, it is not unusual for one to slip through the cracks. If you receive a bogus lead, there is no reason why you shouldn’t get your money back.

The perils of plastic

Millions of credit card borrowers are about to face larger monthly payments, a change that represents both good news and bad for consumers.

Under new guidelines suggested by the federal government, starting in January minimum monthly payments for credit card debt will generally increase. Many mortgage lenders will no longer require payments equal to 2 percent of the debt, an amount that includes interest and fees. Instead most will now require a payment equal to 1 percent of the debt plus fees, interest and charges. Altogether, the new payment will be more than 2 percent of the borrower''s outstanding debt in many cases.

This is the good news. The higher monthly payments will reduce overall interest costs and force people to borrow less with credit cards.

The bad news? It will reduce the ability of many consumers to obtain a mortgage.

According to the most recent Federal Reserve report, we now have $799.1 billion dollars in outstanding credit card debt. That''s about $2,681.54 per person: For a household with four people, average credit card debt amounts to almost $10,750.

Such debt would not be a problem if it were offset by equally robust savings. Unfortunately, the Bureau of Economic Analysis says our saving percentage was -.2 percent in both October and November. Instead of putting money away, in those two months alone we spent $37.4 billion more than we earned.

Credit card financing is unsecured debt -- a form of financing that''s especially risky for mortgage lenders. More risk means higher interest, and in the case of credit cards interest rates between 18 and 28 percent are well known.

Let''s imagine a household with $10,000 in credit card debt. Imagine also that the interest rate is a modest 18 percent and that a monthly repayment equal to 2 of the outstanding balance is required. If you borrowed no more this loan would take 7.8 years to repay and interest over time would amount to $8,622. Increase the required monthly payment to 4 percent, the same debt could be repaid in 2.7 years and interest would amount to $2,628 -- a plump savings of almost $6,000.

The new repayment standards for credit cards will reduce credit card debt for millions -- but the higher minimum payments will also impact mortgage applications.

When mortgage lenders look at mortgage applications they consider many financial issues. Of particular interest is what borrowers spend each month, spending divided into two general categories: Housing expenses and consumer expenses.

Housing expenses are typically seen as mortgage interest and principal plus property taxes and insurance -- "PITI" in lender jargon. Consumer expenses include PITI plus such things as required monthly payments for credit card bills, auto payments, student loan pay, etc.

Expenses are described as a percentage of monthly income. If your household has a monthly income of $8,000 and monthly PITI is $2,240 then your "front" ratio is 28 percent. If overall required expenses are $2,880 then the "back" ratio is 36 percent. Overall, lenders would say the ratios are "28/36."

As it happens, to qualify for given mortgage loan programs you must meet certain front and back ratios. The ratios for loan programs vary, so if you do not qualify for one program you may qualify for others. For instance, there are different ratios for conventional loans (28/36), FHA financing (29/41) and VA loans (effectively 41/41). Adjustable rate mortgages often use 33/38 ratios while other loans have even more liberal standards, some with a back ratio above 50.

Now go back to the new payment standards for credit cards. If your required monthly payment goes from $200 to $280, that''s good for reducing credit card debt -- but your monthly required payment has increased. For instances, monthly expenses may go from $2,880 to $2,960. No a big deal in terms of cash or in the cost of a household with a monthly income of $8,000, but now the "back" ratio is 37 percent.

Whoops. That higher credit card payment means some borrowers will no longer qualify for certain mortgages. They monthly costs are above the guidelines.

What to do?

First, start with the realization that paying non-deductible, high-cost credit card charges is not a magical path to great wealth. To get the best possible mortgage, and to simply save more money, reduce credit card use.

* Look at your credit situation and get rid of credit cards you don''t use and don''t need. Keep one for emergencies.

* Speak with underwriters. Ask if it is possible to get an "exception" to the guidelines.

* Start saving. People save enormous sums of money with such basic steps as putting aside all singles found in their wallet at the end of the day or all coins in their pockets. Eat-in more often, bring lunch to work, keep safe cars longer and cut back on fashion and frills.

* If you have credit cards, always make full and timely payments and keep balances at zero.

* Instead of credit cards, use debit cards -- with a debit card you''re simply using money already in your checking account. Using cash on hand instead of credit means you''re likely to buy less.

* Get over-draft protection (a line of credit) for your checking account or link savings to checking accounts. Both can help prevent over-drafts and excess fees.

So the next time you pull out that credit card think about your real goal -- a new sweater or a new fireplace, a fancy dinner or a better kitchen, higher monthly payments or less. In no time it will be easy to keep the plastic out of sight and out of mind.

Bankruptcy and buying a home - 3 benefits to buying a home after bankruptcy

If you have filed bankruptcy recently, you may wonder if you can get approved for a home loan. You may also wonder if buying a home after a recent bankruptcy is a good idea for you.

While a bankruptcy can make getting approved for a mortgage loan more difficult, it is still possible to get approved for a mortgage loan. In fact, there are more and more bad credit loan programs coming out all the time. Subprime lenders are focusing more on helping individuals with poor credit acheive home ownership. This is happening mostly because bankruptcies are still on the rise and there is an increasing number of people with bad credit who are looking for home financing.

Here are some reasons to consider home ownership after a bankruptcy:

1. Increase Your Credit Score - When you make your payments regularly, you improve your credit rating. Once your pre-payment penalty period is over, you should be able to refinance your mortgage loan for a much lower interest rate. After your bankruptcy has been discharged for over 2-3 years, you should have a much easier time qualifying for a lower interest rate mortgage loan.

2. Accrue Equity In Your Home - If you are just making rent payments, you are throwing your monthly payments away. When you own a home, over time, home values increase and you are working toward owning an asset.

3. Take Out An Equity Loan To Consolidate Debt or Get Needed Extra Cash - Once you have bought your house, as soon as 6 months or so later, you might be able to take out an equity loan on your home and consolidate any other debt that you might have since your bankruptcy or debt that could not be included in your bankruptcy. Taxes and student loans will not be discharged in a bankruptcy. You may also want to use the extra cash to invest in a business venture or for needed home improvement.

How to become a mortgage broker

The mortgage industry accounted for $1,815,949,279,000 in loan transactions in 2004. That's one trillion, eight hundred and fifteen billion, nine hundred and forty-nine million, two hundred and seventy nine thousand dollars...in one year!

Mortgage brokers average better than 1% commission on every transaction...so a conservative estimate is $18,159,492,790 to the mortgage industry in commissions last year. Eighteen billion is a lot of money to go around.

Consider a profession that doesn't require any formal schooling yet offers a six-figure plus income potential to any broker who wants it.

Here's how the business works...

A mortgage broker acts as the middle man between a borrower and a lender. The broker bridges the communication gap between the technical requirements of the lender and the non-technical demand of the borrower. And here's the best part...mortgage brokers get a cut of every loan they close.

The upside for this profession is nearly unlimited. Once you've reached a high monthly income level from your mortgage commissions you can move into other areas of the business and make huge amounts of money.

Buying second mortgages, funding choice loans yourself and buying real estate investment properties are just a few examples of the opportunities for expansion that are available to successful mortgage brokers.

If you're ambitious and want to become truely wealthy this industry will afford you every opportunity to do so.

The mortgage industry does, however, require that you master three important skills before it will reward you with success.

You have to be able to sell.

This is ultimately a personal business. You will be dealing with people every day. Knowing how to relate to all kinds of people to make sure they are comfortable during an unfamiliar and very important process is vital. Sales skills are essential to your success as a mortgage broker.

Prior sales experience is helpful but not necessary. Regardless of your sales skill level you should commit to continuously learning everything you can about sales.

You have to understand loan processing.

Processing a loan is an exercise in navigating a bureaucracy. It takes patience and a different mindset than you need when you deal with your clients. Put in the effort to make the personal relationships with decision makers at your favorite lenders...it will pay off in concrete, financially measurable, ways.

The best way to establish yourself as a professional is thorough expert knowledge. Study the loan process from front to back and really learn the in's and out's of funding a loan. It will give you insight and perspective on the business that will enable you to offer better service, faster closings and a smoother process to your clients.

You have to use effective marketing.

Without effective marketing you won't have any prospects to sell to. It's the marketing that brings in prospects. Your mortgage business, indeed...all businesses, depend on it for their very survival.

But marketing can do much more for you than help you survive. If done carefully, methodically and scientifically, marketing can propel your mortgage business to levels of financial success you never dared imagine.

Effective marketing can build a mortgage business into a cash cow...sales and loan processing can't. The greatest success in the mortgage business can be had the quickest by mastering the art and science of mortgage marketing.

This is a great industry. It offers all the opportunity you could ever want. True wealth awaits those who apply proven methods to their mortgage business.

What is a reverse mortgage

Reverse mortgages are becoming popular among the senior citizens. They give seniors easy money in lieu of the part ownership of their home.

If you want to go for a reverse mortgage, the information below will help you:

What is reverse mortgage?

For senior citizens above 62 years, lenders offer instant cash without any monthly payments. This allows the pensioners with a home, but no cash, to get easy financing to meet their daily needs or for any other purposes. This allows them to convert their equity tied up in their home into cash.

What are the advantages and risks of this type of mortgage?

This mortgage allows you to reside in your own home. You get monthly income which will help you maintain a comfortable standard of living.

The money generated is non-taxable since it is a loan and not income. In the short term, the advantages seem to be very attractive but in the long term the risks far outweigh the benefits. Unlike a conventional mortgage, in reverse mortgages the lender pays you money based on the equity in the home. But in return the lender imposes strict conditions on you. You get the mortgage only on the primary residence. So if there is another home where you do not reside, you will not get the mortgage. If you die, sell home or change your main residence, you need to pay back the loan along with the accrued interest. To do that, you will have to sell off the home. Also, this mortgage can erode the accumulated equity in the house rapidly. Besides, if you want to leave the house as an inheritance, you will not be able to do so.

How much mortgage will I get?

You can get any amount between 10 to 40% of the value of home obtained after appraisal. It is directly dependent on your age, the present rate of interest and the value of the property.

You can get free online reverse mortgage quotes through the internet. There are lots of reverse mortgage websites, which would be useful to you.

Pmi - private mortgage insurance

Many a first-time homebuyer has grumbled about paying private mortgage insurance. This article discusses the particulars of private mortgage insurance, also known as "PMI."

Private Mortgage Insurance

Unless they owners are insane, every business in the United States carries some form of insurance to protect against losses. The various lending institutions that issue home loans, equity lines and refinances to borrowers are no different. The insurance they carry is private mortgage insurance.

Private mortgage insurance protects a lending institution from losses if you default on your loan and a home goes into foreclosure. Essentially, the lending institution is going to be covered for any shortages between the cost of liquidating the home and the amount of the loan. This is of particular importance to a lender when the housing market pulls back from high valuations. In such a pull back, it is not uncommon to see the total mortgage balance exceed the value of the home. Obviously, this makes lenders uncomfortable.

PMI - Premiums

Most homeowners can wrap their minds around the need for private mortgage insurance. The grumbling starts, however, when they find out who has to pay for the insurance. Yep, the homeowner is on the hook. As the homeowner, you are paying for insurance that will protect the lender if you default. While this may not seem fair, keep in mind the lender is giving you a rather sizable chunk of money. If you are still grumbling, there is a way to avoid paying mortgage insurance.

20 Percent Down

If you take out a home loan, the 20 percent figure will come front and center in your mind. Why? 20 percent is a magic figure in the world of home loans and mortgages. If you make a down payment of 20 percent, you are not required to obtain or pay for private mortgage insurance. With PMI premiums running $1,000 or more a year, it makes sense to pay 20 percent as a down payment if at all possible.

What if you can't scrape together 20 percent of the home value for the down payment? Well, you're stuck paying PMI, but not forever. Once your equity in the home reaches 20 percent of the valuation, you can cancel the PMI. Keep a close on your equity as lending institutions are under no duty to tell you when the magic 20 percent figure is reached. Oddly, they almost never seem to remember!

PMI

Private mortgage insurance is expensive, but you can avoid it with a sizeable deposit. If you can't come up with that chunk of change, try to keep in mind the beautiful home and investment the loan let you acquire.