买房和申请抵押贷款 ·33课
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.
完成于此设备
本课程部分内容尚未翻译成你的语言，因此以英语形式呈现。
在本课中
你将学到什么
- 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.
这与我们的课程有何关联： 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.
需要知道的话
- 贷款估算 (Loan Estimate)
- 贷款机构必须在申请后三个工作日内向你提供一份三页的表格。表格上显示了预计利率、每月还款额和交割费用。
- 结案披露 (Closing Disclosure)
- 一份五页的表格，包含您的最终贷款条款和费用。您必须在交割前至少三个工作日收到该表格。
- 折扣积分 (Discount points)
- 你需要支付的预付费用以获得更低的利率。一分费用是贷款金额的1%。
- 年利率（APR） (APR (annual percentage rate))
- 贷款的年度成本，包括利率以及某些费用和点数。它帮助你比较各种报价。
- 速率锁定 (Rate lock)
- 贷款机构承诺在你完成购房期间，将你的利率固定在一定时间内，比如30天、45天或60天。
- 抵押贷款服务商 (Mortgage servicer)
- 就是收你每月还款并在交割后处理贷款的公司。贷款可能不是发放贷款的那个人。
- 损失缓解 (Loss mitigation)
- 服务商可能提供帮助你避免止赎的选项，如还款计划、宽限期或贷款修改。
示例
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.
至少比较三家优惠
- 至少向三家贷款机构索要贷款估算，例如银行、信用合作社和抵押贷款公司。贷款机构必须在申请后三个工作日内发送贷款估算。
- 请在短时间内申请，比如两周内。信用评分将多次来自抵押贷款机构的信用检查作为一次查询。根据评分不同，这一期限为14至45天。
- 确保每个估价都是针对相同的贷款类型、贷款金额和首付，这样你才能公平比较。
- 比较利率、点数、年利率、月供、交割费用和成交现金。
- 请每位贷款机构解释你不理解的费用。你可以问：“你能降低这个费用或匹配另一个报价吗？”
- 在第一页，查看是否有 提前还款罚 金（提前还款的费用）或 气球还款 （期末需支付的非常大额的还款）。大多数买家都应避免使用。
利率锁定：还有哪些可能改变
抵押贷款利率每天都在变化。利率锁定在固定时间内保持利率，通常是30、45或60天，只要你按时交割且申请内容没有变化。请以书面形式要求锁定。
即使有锁，你的费率或费用也可能发生变化，如果有：
- 你改变贷款类型或首付金额，
- 评估（对房屋价值的专业估算）会高于或低于预期，
- 你的信用评分会发生变化，或者
- 贷款方无法记录你的部分收入，比如加班费或奖金。
问你的贷款机构：“我的锁有多长？如果交割延迟，延长锁的费用是多少？”延长可能会很昂贵。
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.
小心
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.
小心
止赎救助骗局
落后的人常常会接到承诺挽救房屋的公司电话、信件和拜访。有些人说他们与政府或贷款机构合作。请注意以下警示信号：
- 他们会在采取行动前收取费用。根据联邦规定，公司通常在你获得贷款方的书面报价并你接受之前，不能向你收取费用。
- 他们会告诉你不要再和服务商联系，或者把房贷还款寄给他们。
- 他们要求你签署房产证（显示房屋所有者的文件）。如果你签字，可能会失去房屋，但仍需偿还抵押贷款。
- 他们希望通过电汇、银行本票或支付应用付款。
您的服务商和HUD认证的顾问提供的帮助免费或低价。向 ReportFraud.ftc.gov 的FTC或您所在州的总检察长举报诈骗。另请参阅我们的识别 骗局课程。
提示
保留家庭档案
将你的贷款估算、交割披露、契约和保险单放在一起。每年，阅读你的托管账单。你的托管账户是服务机构每月收取的钱，用于支付房产税和保险。如果税费或保险费上涨，你的月供也可能增加。
主要要点
- 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.
检查你的理解
回答问题后，选择“检查我的答案”。完成本课56权利。这是练习：没有时间限制，我们不会保留你的答案。
继续说
值得信赖的网站，您可以在这里了解更多信息。这些链接指向Dollar Scholars未运营的其他网站。
-
贷款估算说明 （另一个网站）
你可以点击一个贷款估算样本，了解每条线的含义以及需要检查的事项。
-
抵押贷款减免骗局 （另一个网站）
止赎救助骗局的警示信号、反对预付费用的规定，以及在哪里可以获得免费帮助。
-
Estafas de alivio para deudores hipotecarios （另一个网站）
联邦贸易委员会抵押贷款减免诈骗指南的西班牙语版。
-
防止赎 （另一个网站）
华盛顿特区防止赎热线、止赎调解计划以及其他为华盛顿特区房主提供的帮助。
本课程是通用理财教育，而非法律、税务或理财建议。规则和金额会变化，因此请通过官方来源核实重要数字。