Home Equity Loans – second mortgage

motormank asked:


My husband and I need to lower our monthly payments. We have no debt except a line of credit for $60,000 with the payment of $410 and two car loans both adding up to about $25,000 and the combined payment of $1050/mo. So, we are spending about $1400/month for these 3 things. If we got a loan for $110,000 and payed all these off, our payment at 6.6% would be around $700/month. Of course I would always pay more than that per month which would go to principle. Why isn’t this a good thing to do? I realize that getting a new car would add to our payments once again. So, that would not be smart. Other than that, is this a smart thing to do? It seems like it is, but then why don’t more people do this?

John

Tony Hodgison asked:




Before you can start choosing the right fixed rate home equity loan, it is important that you learn what these loans entail. Equity loans are secured loans that are taken out on primary residences or second homes to the degree of excess in fair market value over what is owed on the primary mortgage. The loans are unique types of mortgages that lenders offer to homeowners based on the equity amount in the home.

In other words, you can get money on your home’s equity from lenders up to a certain amount. The lender offers you a line of credit that you can use to make home improvements, take vacations, pay bills, or use any way you wish. The borrower pays money back to the lender, or banking institution, with interest.

Lenders offer the fixed rate home equity loan to homeowners and give them a checkbook. The checkbook can be used to write checks to pay off bills, or to use to make home improvements. Borrowers can use the money for anything they choose, but they are expected to repay the balance with interest on the amounts used.

In other words, lenders use homes as collateral in exchange for fixed rate home equity loan balances by which the borrower’s home used as collateral is secondary to the first mortgage. The home owner is offered a line of credit in exchange of home collateral.

Homeowners can take out a line of credit at 3.74% APR with good credit in amounts up to $75,000 through various programs currently being offered online. These allow homeowners to use their equity to lower their home energy costs, enjoy lower monthly installments, and save on taxes and interest while receiving a possible tax deduction. Other benefits may be offered as well.

You can use quote tools online to check out rates of current loans if you are thinking about taking out a home equity loan. Homeowners who owe less than $729,000 may qualify for the Home Affordable Programs. These programs assist homeowners with making their mortgage installments more affordable. The program works to help homeowners prevent such devastating financial situations as foreclosures.

Borrowers at risk may apply for the fixed rate loan if they have a first-lien loan or owner-occupied property that includes unpaid principal amounts up to $729,000. Before you venture into taking out the secondary loan, ensure that you learn all the details about equity lending and programs. You put your home at risk, yet you can get money to repay your debts. If you use the checkbook wisely, you can pay off higher interest credit cards and your primary home loan amount sooner.

Jose

Thomas Straub asked:




Home equity mortgage loans can be very helpful when you need a lot of money to pay for things like a unexpected medical expenses, college tuition or any other large expense. This type of loan is often confused with other more common types of loans, so we will try to demystify it by answering some common questions.

Question: Are there any other names for this type of loan?

Answer: Yes. They are often known as home equity loans, and sometimes as second lien loans.

Question: How does this type of loan work?

Answer: They are made against the equity of your home, reducing the equity in your home. They are always made by the same lender who holds your first mortgage lien.

Question: Do I have to make separate payments for these loans?

Answer: Not necessarily. Second lien loans can be bundled with your first lien payments. Any amount over your first lien payment will automatically be applied to your second lien.

Question: What kind of qualifications are there for this type of loan?

Answer: You must have a good credit history and a reasonable amount of equity in your home to be approved for this type of loan.

Question: How are these loans different from other types of loans?

Answer: These loans come in two varieties. The first is a closed end loan, where you receive a single payment similar to a regular loan. The second variety is an open end loan and acts more like a credit line. You can borrow money at any time up to the limit of the equity in your home.

Question: What are the specifics about a closed end loan?

Answer: You receive one payment after the loan is closed, and no more. The maximum amount you can borrow is 100% of your equity, or more if your lender offers you an over equity loan. This will be determined by your lender based upon your income level, credit history and how much equity you have in your home. The interest has a fixed rate that can be amortized up to 15 years. Depending upon the loan conditions determined by the lender, it may be possible to make balloon payments to reduce the amortization.

Question: What are the specifics of the open end loan?

Answer: Open end loans are sometimes referred to as home equity lines of credit. In essence, you have full control over when and how much you borrow from the loan. The credit limit is usually limited to 100% of your home equity and is computed similar to closed end loans. The interest has a variable rate, and the term may be extended up to 30 years.

Question: Are there any special costs associated with this type of loan?

Answer: Yes. Lenders will commonly add processing fees to home mortgage equity loans.

Delores

Bryan Burbank asked:




A Home Equity Loan can be a great way for you to borrow money using your house as collateral. Most people will use this type of loan so that they can make home improvements or if you need money fast. The best thing about this type of loan is that you are almost guaranteed to be approved as long as you have some equity in your house. Also you will be able to get a much lower rate of interest using this type of loan as apposed to a standard loan.

Most home equity type loans will require that you have a good to better than average credit rating to qualify for the loan. There are basically two type of equity loans that you can get which are open and closed ended. The closed ended loan allows you to borrow money against your home and get a lump sum and that is all you can borrow. The maximum amount they will allow you to borrow is determined on your credit history and the equity that you have in your house. Commonly you can borrow the full appraised amount of your house less anything that is owed on it.

A Open ended home equity loan allows you to have a revolving credit loan which is basically a line of credit that you can use when you need it. You can set a limit on the amount you can take out of your home when you need it ands this makes it very convenient when you are in need of money.

It is important to understand that there are fees associated with getting a home equity loan and basically it is similar to getting a regular mortgage loan because the fee structure is similar.

Remember that getting a home equity loan is fast and easy and can really help you if you need money or you are wanting to fix up your house. During times of great home appreciation the home equities market is usually very busy.

Tim

Alan Lim asked:


Known also as a second mortgage, a home equity loan basically allows homeowners to get some cash by leveraging on their home equity. By second mortgage this means that you are replacing your existing loan and secure it by the same asset which, in this case, is your home.

Home equity loan refinancing may be considered risky for some. It does take some risk, considering how you are borrowing against your home. However, if you plan it out well and go for the right timing, it may solve a wide range of your financial problems.

Home equity loan and Line of credit

As far as equity loans are concerned, you can choose from getting a second mortgage or a line of credit. The choice will depend on how you plan to use your money and what your goals are. The former offers you a lump sum with fixed interest that you can repay in installments of 10 to 20 years. This can prove excellent for single large expenses such as home renovation. Line of credit, on the other hand, is virtually like a credit card where you are pre-approved of a certain spending limit and you can withdraw cash at anytime and be imposed of the current interest rate.

A home equity loan is undeniably an easy source of cash for homeowners. Interest rates on home equity may not always be as low as that of your first mortgage, but they are usually only half as much as that charged on your credit card or personal loan. Consolidating your debts via home equity will give you some extra savings on hand. You can even collect what you save up monthly to pay part of your principal to lessen your mortgage burden. Equity mortgages are also convenient since you only need to make one payment every month. You save time, and you save yourself the worry of meeting due dates.

Another attractive benefit that you can get out of a home equity loan is based on that fact that this type of loan is tax deductible. Many people go for equity mortgage to pay for major purchases, trips and other consumer goods for its tax deductibility.

Getting a home equity loan should not be taken as an easy way out for those who have fallen into the cycle of spending and borrowing – those that make holes for themselves to go deeper into debt. Though attractive as a concept, an equity mortgage should only be done for the right reasons. Though a home equity tool can equip you of a great tool for financial stability, know that it also carries a lot of risks with it. As in all mortgages with homes as collateral, you may run the risk of losing your greatest asset if you do not manage your debt properly. Take note that some terms require you to pay lump sum or balloon payments towards the end of your mortgage term. Do not fall into the lure of easy money with equity loans, weigh things beforehand and plan accordingly.



NORMAND

Eddie Lamb asked:


When seeking to understand what an equity line of credit is, it is important to first understand what home equity is.

It is basically how much of your home you have actually owned. It is calculated by looking at the current market value of your house minus your outstanding mortgage balance.

If you have a house that has been appraised for $100,000 and you own 50,000 on your mortgage, you have $50,000 in equity. If you no longer owe anything on your mortgage and your mortgage is paid off, then you have 100% equity in your home.

So what is a equity loan?

This is a loan that is borrowed against what you already own in your home. Though just because you own 50% equity, it doesn’t mean that you’ll be given that much. Your debt, income and credit history will also be evaluated. These loans offer tax savings due, because the interest paid on the loan is tax-deductible. They’re often used to consolidate debt, to finance college educations, large vacations, home repairs or even a second home. The most common option is to make regular payments toward both the interest and the principal. Many of us are looking for the best company that offers great deal in terms of mortgage loan.

There are two basic types of equity loans.

Traditional, AKA a second mortgage, gives borrowers a lump sum of money that must be repaid over a designated period of time.

The second type is an equity line of credit. This provides borrowers with a credit card or checkbook to use to borrow funds. With this, if you have $20,000 in equity you can use the credit card or write checks up to that $20,000 amount. It’s kind of like a secured credit card. The benefits of this type of loan are that you don’t begin accruing interest until you make a purchase with your line of credit.

Most home equity lines of credit are only available for a certain time period, 10 years for example. There will also be limitations on how you use your credit. Some plans may require you to borrow a minimum amount each time you borrow and they may require you to keep a minimum amount outstanding. some lenders refer to a second mortgage as a loan used for purposes of adding value to your home.Some plans may also require that you take an initial advance when the line is set up.



SCOTTIE

Nadia asked:


We currently have a 1st mortgage with Resmor. We would like to renovate (and insulate) our second floor not only to accomodate heating costs but to bring in a boarder to help offset our costs. We need about $15K. Our finances haven’t been the best in the past but we’ve worked hard to increase our credit score, paying on time and is much better now.

Is it best to approach our bank for a home improvement loan? If one turns us down, should we continue looking? Should we bring a recent credit report and show how we intend to pay it?

Our equity doesn’t give us enough to do this and we prefer not to use our credit cards because of higher interest.

Once we’ve raised the value of our home, would this be a good time to put this loan onto a second mortgage? A mortgage broker has offered to do a 2nd mortgage with us. I get so confused with ALL these people who want our money. Help!

Please don’t send me to a website!

JAN

Yogi asked:


I have a home in MD and want to move to FL and turn the MD house into a rental and purchase a foreclosure in FL.

I have an agent in FL and an agent in MD to manage my rental. The problems I am running into are: 1. I have no savings. 2. I make less than $40K annually. 3. I need to borrow money to prepare my rental, pay downpayment/closing costs and moving expenses.

I’ve spoken to lenders but have not allowed my credit to be pulled since I am still doing research. I’ve been told that I can get a loan for the foreclosure and repairs to it once I have a job in FL and a tenant agreement in MD (not a problem).

Will I jeopardize my new home loan by applying for a $10k loan to cover the expenses? I have no equity in my house since I refinanced my car and debt last December so there is not much equity hence why I won’t sell. Unless there’s equity loans for $10k (closely maxes my equity).

Investment programs, tricks of the trade, advice and tips are all greatly appreciated.
Renting’s an option but foreclosures under $75k is cheaper monthly and I have options of equity funds of $25k+ or 80% after repair value. This money is for repairs and can be used to pay off the $10k loan and expenses on both homes like taxes and Home Owners Insurance.

Friends in FL who own pay $700 for HOI (my MD is $500). I’ve seen the taxes on FL homes and yes they’re scary. My car is paid and I have no other debt just the MD mortgage. I can break even on rent since I am paying HOA fees and Property Management fee (no profit) and it’s a small sacrifice to keep my house until I can sell for a profit or worse case scenario I need to move back.

My income is not a lot and will probably remain the same in FL but after everything is said and done, I will own two homes, one for about the cost of renting or cheaper and another that I is being paid off for me by the renter.

If I’m still in FL a year from moving and I equity in my MD home I may sell but it’s circumstantial.
I have heard horror stories about tenants and I am willing to take the risk. If it became that bad I would put the house on the market and pay the repairs from the proceeds.

I can’t buy the second house without a tenant agreement so the house wouldn’t sit vacant. I am not accepting short term leases and worse case scenario is I will have to sell the MD house.

As far as not being in the position, the only reason I’m not is because I don’t have my own funds to use for the transaction. The $10k loan was for 5%downpayment and also closing costs so no 100% financing. In addition, I have a job and I am not in a hole so I can afford most of my moving expenses but PODS from MD to FL are expensive which is what I will need while doing repairs in the new home.

I appreciate all of the advice, but I haven’t gotten from the lenders or agents that I’m not prepared to do this and they all know my whole situation at this point. However, the lenders don’t know about the $10k loan I need.

PARKER

Harley Dave asked:


I would like to know what to do about refinancing my home or if equity loans are best suited for my needs. I bought my house 3 years ago with a no down first time home owner mortage. I got a 5/1 ARM at 6.125% which will be over in 2008. I want to get a fixed rate now locked in but also would like to boworrow money to pay off debt and do some remodeling and consolidate into one payment. The property is appraised at $ 150,000 and the principal is $ 113,000 will I be able to accomplish my goal? I figure I would need $ 20,000 to pay off the debt and get some things fixed , Any advice would be appreciated.

ROYCE

Mike aka omzig asked:


I purchased a bank owned property and financed the purchase price (78k) in Nov 2007. The market value of the house in the area is significantly higher (110k). I have fix items requiring fixing, refinished the floors, finished the kitchen, painted, etc. So I believe my house to be at the market level. The outside is very nice and there are no problems at all.

I have been told the current appraisal will be the purchase price until I have owned the property for 1 year. Until then I will be not eligibal for any refi or equity lines/loans.

Is this a law or standard practice? One mortgage broker thinks they may be able to work with me but CountryWide (who holds the mortgage now) says I have to wait the year and one other mortgage place told me the same.

Thanks

BRANDON