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Life After Bankruptcy

July 22nd, 2011

Bankruptcy is an uncomfortable subject for a variety of reasons. The most obvious is the potential havoc it can wreak on your finances. Running a close second is the negative stigma which is often attached to the process. This negativity is important to mention because strong emotions can sometimes lead to unsound financial decisions with devastating results.

Bankruptcy becomes a viable option for someone who is “upside down” in terms of cash flow. In other words, when a person has more money going out each month than coming in, bankruptcy should be considered if no reversal of this negative cash flow is within sight. The longer someone waits to explore the various options available, the more serious his or her situation may become.

One of the worst things people can do in this situation is to borrow more money to try and pay off their debts. On paper, this is clearly an unwise financial decision. In the real world, however, it is very common for individuals to pursue this strategy in an attempt to buy time and hold off on filing for bankruptcy. On the surface, this is certainly a noble notion; however it can often compound the problem and serves only to delay the inevitable.

For many homeowners in the midst of this upside down cash flow, speaking to a qualified mortgage professional is a much better option. An experienced loan officer can objectively look at your finances and help you determine if restructuring your mortgage would not only help, but possibly even alleviate any need for bankruptcy.

If bankruptcy is the only option, seek out a reputable bankruptcy attorney and credit counselor. A qualified mortgage specialist can provide references for you as well, as he or she works with these professionals on a regular basis. Reliable references are essential in this case because experienced professionals greatly increase the odds of a successful bankruptcy experience. It’s that simple.

When filing for bankruptcy, be completely honest and accurate regarding every aspect of your financial situation. This includes any changes to your income which may occur throughout the process. Bankruptcy is a federal procedure, adjudicated by real judges, and scrutinized by representatives who coordinate with the Department of Justice, the FBI, and the IRS.

 

Here are some additional steps you can take to make the bankruptcy process as painless as possible:

  • Save all paperwork regarding your bankruptcy, and keep it organized. This will prove beneficial after your bankruptcy as you now have all of the pertinent information in one place. Also, be sure to write down your discharge date. It’s surprising how many people forget to do this.
  • Establish a household budget. This can be accomplished in many ways, but there are several inexpensive computer programs available which do an excellent job.
  • Throughout the bankruptcy, do your best to not only live below your means, but to save as much cash as possible. You never know what you may need it for once the process is completed.
  • Be prepared for a barrage of junk mail. There will be sharks on the loose who are hoping to capitalize on your need for credit.

Tips for Rebuilding Credit:

  • If you must buy a car, focus on transportation as opposed to style. Buy an inexpensive, used car, and try to get a loan for it. It’s a good idea to figure out what your budget allows in terms of a dollar amount first. This means obtaining financing prior to looking for a car.
  • Get a secured credit card. Secured credit cards allow for the cardholder to deposit a said amount of money into an account, thus establishing the spending limit of the card. Missed payments result in deductions from the account. Some of these cards will reward responsible borrowers by upping the limit without an additional deposit. Some will even convert the account into a traditional credit card. (Be wary of offers of “easy credit” or any card which asks you to call a 900 number. You will be charged for the call.)
  • Meet with a credit repair specialist. Not only can they help you clean up the damage to your credit report, they can advise you on specific ways to rebuild the credit you lost as well.

While it does take time, there is definitely life (and credit) after bankruptcy. Some mortgage lenders will even lend to you within a year or so after a bankruptcy. If you’re in serious financial trouble, the trick is to get the help and advice you need from professionals you trust.
Tom Ward is affiliated with Big Valley Mortgage, a Licensed Broker, California Department of Real Estate.  CA DRE # 001169873, NMLS # 337141

 

Red Day – 2011

June 28th, 2011

A few of the Big Valley Mortgage loan officers took a day off from the hustle and bustle of the loan world and put their efforts toward something truly great… their local community. RED Day is an initiative sponsored by Keller Williams with the goal create a better more prosporus local neighbor. This year 13 homes of local military and veteran families were selected based on the need in that community and in one day over 300 people joined together to give back to the men and women that give their lives for us everyday.

INTEREST RATE BUYDOWNS A powerful tool for affordability!

December 10th, 2010

We’d like to tell you about an exciting way we’re ramping up our commitment to fostering homeownership in our community– the concept of interest rate buydowns– a simple and powerful way to stimulate our local Real Estate market.
Before we get into the details of how the program works, let’s go over the benefits
For Sellers:
• Make your home more attractive to Buyers
• Motivate potential buyers who visit your home
• Maximize the benefit of your contribution rather than just reducing the sales price
• Get more value for your contribution funds
• Make your home more affordable without reducing values in your neighborhood
For Buyers:
• Reduce payment shock when moving up to a better home
• Benefit from significant monthly savings
• More easily afford your new home without reducing home values in your new neighborhood
• Because this loan may be assumable, future buyers may benefit when, or if, you decide to sell your home

How it works:
For the purposes of our example let’s say you have a home valued at $225,000 and the buyer plans to purchase the home with a 30-Year Fixed Rate FHA loan and make the standard FHA minimum down payment of 3.5%. Although interest rates change daily, we’ll also assume that the going interest rate for this type of loan is 4.500%. With traditional pricing, 4,500%/5.331 APR, your buyer’s monthly loan payment would be around $1,574. These calculations are based on generic closing costs and fees. Costs and fees will vary due to the specific details of the individual transaction.
Suppose you have decided you’re willing to contribute 2.5% of the sales price toward making you home more attractive to buyers.. In our example, 2.5% works out to be $5,625.
You have several options in how you apply those funds to the transaction; let’s talk about three of them.
One common way, to contribute your funds would be to Reduce the Sales Price by $5,625, to $219,375. This would result in the buyer having a payment of $1,535, and saving $39 per month.
Another option is to apply your $5,625 toward a Permanent Interest Rate Buydown. In this case, the contribution results in an interest rate of 3.750% and APR of 4.528. The buyer’s payment would be $1,478, resulting in a savings of $96 per month and $34,560 over the life of the loan! As you can see, the value of your contribution used this way is much more powerful than simply reducing the sales price. In fact, to benefit your buyer with the same monthly savings, you’d need to lower the sales price, and values in your neighborhood, by over $19,000. Not only reducing your net proceeds by a huge amount but also resulting in dirty looks from your neighbors!
The third option I’d like to share with you is using the funds to pay for a Temporary 2-1 Buydown. Reducing the rate by 2% the first year, and 1% the second year. In this scenario, your contribution is put into an escrow account held by the servicer of the buyer’s loan.
The Note Rate is still 4.500% and the APR is 5.161. The first year, the buyer makes monthly payments of $1,329 at the “bought down” rate of 2.500%. The second year, at the bought down rate of 3.500%, the payments are $1,448.
The difference between the Note Rate payment and the payment made by the borrower is made up by supplementing the borrower’s payment with your contribution funds in the escrow account at the loan servicer.
*Rates subject to change without notice. The sample rates in our examples were in effect on November 19, 2010. Please contact your Big Valley Mortgage Loan Officer for current rates and program information.