Nakup doma in pridobitev hipoteke · Lekcija 3 3
From Loan Estimate to Closing Day (and Keeping Your Home)
Compare loan offers line by line, understand rate locks and the Closing Disclosure, protect your closing money from wire fraud, and get help early if you fall behind.
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V tej lekciji
Kaj se boš naučil
- Compare two Loan Estimates line by line, including rate, points, APR, and closing costs.
- Explain rate locks and the Closing Disclosure you must receive three business days before closing.
- Protect your closing money from wire fraud.
- Take the right first steps if you fall behind on your mortgage, and avoid foreclosure rescue scams.
Kako se to povezuje z našimi predmeti: Our class practices comparing Loan Estimates and covers the steps to closing. This lesson adds a side-by-side example with points, a closing-week checklist, wire fraud protection, and local help if you ever fall behind on payments.
Besede, ki jih je treba poznati
- Ocena posojila (Loan Estimate)
- Tristranski obrazec, ki vam ga mora posojilodajalec predložiti v treh delovnih dneh po vložitvi vloge. Prikazuje ocenjeno obrestno mero, mesečno plačilo in stroške zaključka.
- Zaključna razkritja (Closing Disclosure)
- Petstranski obrazec z vašimi končnimi pogoji posojila in stroški. Prejmeti ga morate vsaj tri delovne dni pred zaključkom.
- Točke za popuste (Discount points)
- Vnaprejšnjo pristojbino, ki jo plačate za nižjo obrestno mero. Ena točka stane 1 % zneska posojila.
- APR (letna odstotna mera) (APR (annual percentage rate))
- Letni strošek posojila, vključno z obrestno mero ter določenimi pristojbinami in točkami. Pomaga vam primerjati ponudbe.
- Zaklepanje obrestne mere (Rate lock)
- Posojilodajalec obljublja, da bo obdržal vašo obrestno mero določen čas, na primer 30, 45 ali 60 dni, dokler ne zaključite nakupa doma.
- Upravitelj hipotek (Mortgage servicer)
- Podjetje, ki pobira vaše mesečne obroke in ureja posojilo po zaključku. Morda ni posojilodajalec, ki je odobril posojilo.
- Omilitev izgub (Loss mitigation)
- Možnosti, ki jih lahko serviser ponudi, da vam pomaga preprečiti izvršbo, kot so načrt odplačevanja, odlog plačila ali sprememba posojila.
Primer
Worked example: two Loan Estimates side by side
Binh and Thao are buying a townhouse in Falls Church, Virginia. They will borrow $300,000 with a 30-year fixed-rate loan. A fixed-rate loan keeps the same interest rate for the whole loan. An adjustable-rate loan (ARM) can change its rate after a set time, so the payment can go up. Two lenders sent them Loan Estimates. (These rates are only examples, not today's rates.)
| Item | Offer A | Offer B |
|---|---|---|
| Interest rate | 6.50% | 6.25% |
| Discount points | 0 ($0) | 1 ($3,000) |
| Other lender fees | $1,200 | $1,200 |
| APR (with these fees) | about 6.54% | about 6.38% |
| Monthly principal and interest | $1,896 | $1,847 |
| Paid in the first 5 years (payments, points, and fees) | $114,972 | $115,029 |
$3,000 for the point ÷ $49 saved each month = about 61 months, or about 5 years
Offer B costs $3,000 more at closing but saves $49 a month. It takes about five years to earn back the cost of the point. After five years, the two offers have cost about the same. If Binh and Thao plan to keep this loan longer than that, Offer B saves money. If they might sell or refinance sooner, Offer A is the better choice, and it leaves them more cash for emergencies.
Also compare the APR. It includes points and fees, so it helps you compare offers that have different costs. Page 3 of every Loan Estimate also shows how much you will have paid in the first five years.
Primerjajte vsaj tri ponudbe
- Za oceno posojila vprašajte vsaj tri posojilodajalce, na primer banko, kreditno zadrugo in hipotekarno podjetje. Posojilodajalec mora posojilo poslati v treh delovnih dneh po vaši vlogi.
- Prijavite se v kratkem času, na primer v dveh tednih. Kreditne ocene štejejo več kreditnih preverjanj s strani hipotekarnih posojilodajalcev, opravljenih blizu skupaj, kot ena sama poizvedba. Glede na oceno je to obdobje od 14 do 45 dni.
- Prepričajte se, da je vsaka ocena za enako vrsto posojila, znesek posojila in polog, da boste lahko pošteno primerjali.
- Primerjajte obrestno mero, točke, APR, mesečno plačilo, stroške zaključka in gotovino za zaključek.
- Vsakega posojilodajalca prosite, naj pojasni stroške, ki jih ne razumete. Lahko vprašate: "Ali lahko znižate to provizijo ali uskladite to drugo ponudbo?"
- Na prvi strani preverite kazen za predčasno odplačilo (pristojbina za predčasno odplačilo posojila) ali balonsko plačilo (zelo veliko plačilo, ki zapade na konec). Večina kupcev bi se morala izogibati obema.
Zaklepi obrestnih mer: kaj se še lahko spremeni
Hipotekarne obrestne mere se spreminjajo vsak dan. Zaklep obrestne mere zadrži vašo stopnjo za določen čas, pogosto 30, 45 ali 60 dni, dokler pravočasno zaključite sklep in se v vlogi nič ne spremeni. Zahtevajte pisno zaklepanje.
Tudi z zaklepom se lahko vaša premija ali stroški spremenijo, če:
- Spremenite vrsto posojila ali višino pologa,
- Ocena vrednosti (strokovna ocena vrednosti hiše) je višja ali nižja, kot smo pričakovali,
- Spremembe vaše kreditne ocene, ali
- Posojilodajalec ne more dokumentirati nekaterih vaših prihodkov, kot so nadure ali bonusi.
Vprašajte svojega posojilodajalca: "Kako dolgo traja moja ključavnica? Koliko bo stalo podaljšanje, če bo zaključek zamaknjen?" Podaljšanja so lahko draga.
The Closing Disclosure: check it three days before closing
The lender must give you the Closing Disclosure at least three business days before closing. (In the DC area, closing is often called settlement.) Use those days to compare it with your latest Loan Estimate, line by line.
Which costs can change
- Cannot go up (unless something in your application or loan changed, or your rate was not locked yet): fees paid to the lender or mortgage broker, such as points and origination fees, fees for required services you were not allowed to shop for, and transfer taxes.
- Can go up, but by no more than 10% in total: recording fees, and fees for required services when you chose a provider from the lender's list.
- Can change by any amount: prepaid interest, homeowners insurance, escrow deposits, and services the lender does not require.
An escrow account is money your servicer collects with each monthly payment to pay your property taxes and home insurance for you. At closing you usually put some money in to start it.
If a fee went up more than the rules allow and nothing changed, you are entitled to a refund of the extra amount. Some changes also give you a new three-day waiting period: the APR on a fixed-rate loan goes up by more than 1/8 of a percentage point, a prepayment penalty is added, or the loan type changes, for example from fixed to adjustable.
Closing-week checklist
- Compare the Closing Disclosure with your Loan Estimate: loan amount, rate, monthly payment, points, fees, and cash to close.
- Ask the lender about every difference before closing day.
- Set up homeowners insurance. Lenders require it.
- Confirm how to pay your cash to close by calling a phone number you already trust.
- Do a final walk-through: visit the home to check that it is in the condition you agreed to.
- Bring a photo ID. If you need an interpreter, arrange one ahead of time, or bring someone you trust.
- Do not sign anything you do not understand, and never sign blank pages. Keep copies of everything.
Pazi
Wire fraud: check before you send
A title company or settlement attorney runs the closing. It checks that the seller really owns the home, collects your cash to close, and pays everyone. That is why scammers pretend to be them.
Scammers break into or copy email accounts. A few days before closing, they send a message that looks like it is from your title company, settlement attorney, or agent. It says the wiring instructions have changed. If you send money to the scammer, it can be very hard to get it back.
- Early in the process, write down the names and phone numbers of your settlement agent and loan officer. Get the numbers from your contract or a meeting, not from an email.
- Before you send money, call the title company or settlement attorney at that number. Confirm the account number and amount out loud.
- Treat any message about new payment instructions as a warning sign, even if it looks real. Do not use phone numbers or links in that message.
- If you already sent money, call your bank right away and ask it to stop or recall the wire. Then report it to the FBI at ic3.gov.
If you fall behind on payments
Fewer work hours, a layoff, or a medical bill can make it hard to pay. The most important step is to act early. Foreclosure is the legal process a lender uses to take and sell your home when you stop paying the mortgage. Generally, the foreclosure process cannot start until you are more than 120 days behind. Use that time.
- Call your servicer as soon as you know you might miss a payment. The phone number is on your monthly statement.
- Ask about loss mitigation options, such as a repayment plan, a forbearance (a short pause or lower payments), or a loan modification (a lasting change to your loan terms).
- Send a complete application quickly. If your servicer gets it before the foreclosure starts, the servicer generally must review it before it can start the foreclosure.
- Call a HUD-approved housing counselor at 800-569-4287. They can help you with the application, often for free.
- Open every letter from your servicer and from the court. If you miss a deadline, you can lose some options.
Hello, my name is [your name]. My loan number is [loan number]. My income dropped on [date] because [reason]. I want to keep my home, but I may not be able to make my payment due on [due date]. What loss mitigation options do I have? Please send me an application and tell me every document you need and the deadline. May I have your name and a reference number for this call?
Local help
- DC: call the Foreclosure Prevention Hotline at (202) 265-2255. After you get a notice of default, you can use the DC Foreclosure Mediation Program, where you and your lender meet with a neutral mediator. Legal Aid DC and the DC Bar Pro Bono Center offer free legal help to people who qualify.
- Maryland: call the homeowner assistance hotline at 1-877-462-7555. Maryland also has foreclosure mediation for people who live in the home. You must ask the court for it within 25 days after you receive the court papers that start the foreclosure, and there is a fee. Maryland Legal Aid helps people who qualify.
- Virginia: call a HUD-approved counselor early. Legal Services of Northern Virginia helps people who qualify.
For more steps when income drops, see When Income Stops: Your First 30 Days.
Pazi
Prevare z reševanjem izvršb
Ljudje, ki zaostajajo, pogosto prejemajo klice, pisma in obiske podjetij, ki obljubljajo, da bodo rešili njihov dom. Nekateri pravijo, da sodelujejo z vlado ali vašim posojilodajalcem. Bodite pozorni na te opozorilne znake:
- Zahtevajo plačilo, preden karkoli naredijo. Po zveznih pravilih vam podjetje običajno ne more zaračunati, dokler nimate pisne ponudbe od posojilodajalca in jo sprejmete.
- Rečejo ti, naj prenehaš komunicirati s svojim upravljavcem ali naj jim pošlješ obroke za hipoteko.
- Zahtevajo, da podpišete listino (papir, ki dokazuje, kdo je lastnik hiše). Če to storite, lahko izgubite dom in še vedno dolgujete hipoteko.
- Želijo plačilo z bančnim nakazilim, bančnim čekom ali plačilno aplikacijo.
Pomoč vašega serviserja in svetovalcev, odobrenih s strani HUD, je brezplačna ali poceni. Prevare prijavite FTC na ReportFraud.ftc.gov ali generalnemu tožilcu vaše države. Oglejte si tudi našo lekcijo o prepoznavanju prevar.
Nasvet
Vodi domačo datoteko
Imejte skupaj oceno posojila, razkritje ob zaključku, listino in zavarovalno polico. Vsako leto preberite svoj izpisek o depozitu. Vaš skrbniški račun je denar, ki ga vaš skrbnik vsak mesec zbere za plačilo davkov na nepremičnine in zavarovanja. Če se davki ali zavarovanje zvišajo, se lahko poveča tudi vaš mesečni obrok.
Ključne ugotovitve
- Get Loan Estimates from at least three lenders within about two weeks. Credit scores count mortgage credit checks made close together as one inquiry.
- Points lower your rate but cost cash now. Divide the cost by the monthly savings to see how long it takes to earn it back.
- You must get the Closing Disclosure at least three business days before closing. Compare it with your Loan Estimate.
- Before you send closing money, call your title company or settlement attorney at a phone number you already know.
- If you might miss a payment, call your servicer and a HUD-approved counselor right away. Never pay upfront fees to save your home.
Preverite svoje razumevanje
Odgovori na vprašanja, nato izberi Preveri moje odgovore. Naredi 5 6 prav, da dokončaš to lekcijo. To je vaja: ni časovne omejitve in odgovorov ne hranimo.
Pojdi še dlje
Zaupanja vredne spletne strani, kjer lahko izveste več. Te povezave vodijo na druge spletne strani, ki jih Dollar Scholars ne upravlja.
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Razlaga ocene posojila (druga spletna stran)
Vzorčni ocen posojila, na katerega lahko kliknete, da vidite, kaj vsaka vrstica pomeni in kaj morate preveriti.
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Prevare z olajšanjem hipotek (druga spletna stran)
Opozorilni znaki reševalnih prevar pri zaplembah, pravilo proti začetnim pristojbinam in kje dobiti brezplačno pomoč.
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Estafas de alivio para deudores hipotecarios (druga spletna stran)
Španska različica FTC vodiča za prevare pri olajšavah pri hipotekah.
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Preprečevanje izvršbe (druga spletna stran)
Telefonska linija za preprečevanje zaplemb v DC, program mediacije pri izvršbah in druga pomoč za lastnike stanovanj v DC.
Ta lekcija je splošno finančno izobraževanje, ne pravno, davčno ali finančno svetovanje. Pravila in zneski se spreminjajo, zato pomembne številke preverite pri uradnem viru.