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What is a VA home loan?
A VA home loan is a mortgage loan backed by the U.S. Department of Veterans Affairs (VA). Its primary purpose is to help Veterans, Servicemembers, and eligible surviving spouses become homeowners. As a core part of the VA’s mission, they offer a home loan guarantee benefit along with other housing-related programs. While VA Home Loans are issued by private lenders like banks and mortgage companies, the VA guarantees a portion of the loan.
Benefits of Choosing a VA Home Loan
A VA (Veterans Affairs) home loan is a mortgage loan available to eligible veterans, active-duty personnel, and certain members of the National Guard and Reserves. The VA loan program was established to help veterans and their families achieve homeownership. Here are some of the primary benefits of choosing a VA home loan:
No Down Payment Required: One of the most significant advantages of a VA home loan is the ability to finance 100% of a home’s purchase price, meaning no down payment is necessary in most cases.
No Private Mortgage Insurance (PMI): Conventional and FHA loans often require PMI if the down payment is less than 20%. With a VA home loan, there’s no PMI, which can save borrowers a significant amount of money each month.
Competitive Interest Rates: VA home loans tend to have lower interest rates than conventional loans because the VA guarantees a portion of the loan. This makes the loan less risky for lenders.
Flexible Credit Requirements: VA home loans are often more accommodating when it comes to credit scores and history, allowing more veterans to qualify.
No Prepayment Penalty: Borrowers can pay off their VA home loan earlier than the agreed-upon term without facing prepayment penalties.
Are You Eligible?
To be eligible for a VA home loan, you or your spouse must meet the below-stated requirements:
Service Eligibility: The primary requirement for VA home loan eligibility is service in the U.S. armed forces. This includes:
Veterans who have served 90 consecutive days of active service during wartime, or
181 days of active service during peacetime, or
6 years of service in the National Guard or Reserves, or
Some spouses of service members who have died in the line of duty or as a result of a service-related disability.
Certificate of Eligibility (COE): To prove your eligibility for a VA home loan, you’ll need a Certificate of Eligibility (COE), which can be applied for directly through the VA.
Credit and Income Requirements: The VA doesn’t set a minimum credit score, but most lenders have their own criteria. Generally, a credit score of 620 or higher is favorable but credit scores from the 500’s can also be acceptable. Borrowers also must show they have a reliable income that’s sufficient to cover monthly expenses, including the new mortgage payment.
Primary Residence Requirement: VA home loans are intended for primary residences, meaning you’ll live in the home. They aren’t for vacation homes or investment properties.
Quick Loan Limit Overview
No Loan Limit for First-Time Users: For first-time VA home loan benefit users, there is no cap on how much they can borrow without a down payment. In other words, if they qualify, veterans can purchase a home without any down payment, regardless of the home’s price. Buyers may purchase up to the VA loan limits per county.
Subsequent Use: For veterans or service members who have already used their VA home loan benefits and have their full entitlement restored, the no-limit rule also applies.
Partial Entitlement: For those who have used some of their entitlement and cannot have it fully restored, there will be a loan limit that may require a down payment. The amount of the loan limit will depend on the county’s conforming loan limit and how much of their VA loan entitlement has been utilized.
Conforming Loan Limits: The VA typically references the Federal Housing Finance Agency’s (FHFA) conforming loan limits to determine county-specific limits for those with partial entitlement. These limits can change yearly.
Down Payment for Loans Above the Limit: If a veteran chooses to buy a home that costs more than the county loan limit (and they don’t have full entitlement), they might need to make a down payment. The required down payment will typically be 25% of the difference between the home’s purchase price and the county’s loan limit.
Types of VA Home Loans
Simple Application Steps
1. Purchase Loan & Cash-Out Refinance:
- Process: VA home loans are acquired through a lender of your choosing. The initial step is to get a Certificate of Eligibility (COE).
Obtaining COE: You can secure a COE via your lender, through VA.gov, or by submitting a mail request.
2. Interest Rate Reduction Refinance Loan (IRRRL):
- COE Requirement: For IRRRL, a new COE is typically not needed. To demonstrate the previous utilization of your entitlement, you can either present your existing COE or your lender might opt for the e-mail confirmation procedure in place of the COE.
3. Native American Direct Loan (NADL) Program:
- Initial Step: Verify that your tribal organization is a participant in the VA direct loan program.
Process: After confirmation, NADL loans are acquired via a lender of your choice. The prerequisite is obtaining a Certificate of Eligibility (COE).
Obtaining COE: Secure a COE through VA.gov or by mail.
4. Adapted Housing Grants (SAH or SHA grant):
Application Process: For an SAH or SHA grant, you can begin your application by:
Downloading and completing the VA Form 26-4555 (PDF). Once filled, submit it to the closest Regional Loan Center.
Alternatively, you can also opt for the online application method.
Terms Explained
VA Home Loan: A mortgage loan in the U.S. backed by the U.S. Department of Veterans Affairs. Intended primarily for Veterans, Servicemembers, and eligible surviving spouses.
Certificate of Eligibility (COE): A document that proves you’re eligible for a VA-backed loan. It’s based on your service history and duty status.
Private Mortgage Insurance (PMI): Insurance that protects lenders from losses if a homeowner defaults on their mortgage. Not required for VA loans.
Interest Rate Reduction Refinance Loan (IRRRL): Commonly referred to as the VA Streamline Refinance, this is for homeowners with an existing VA home loan to refinance to a lower interest rate.
Native American Direct Loan (NADL) Program: This program provides loans to Native American veterans to buy, build, or improve homes on Federal Trust Land.
Adapted Housing Grants (SAH or SHA grant): Grants provided to veterans with certain severe service-connected disabilities to help buy or build an adapted home or modify an existing home.
Conforming Loan Limits: Limits set by the Federal Housing Finance Agency (FHFA) on the maximum amount for a mortgage. They can affect the loan limits for VA loans in certain situations.
Entitlement: Refers to the portion of a loan that the VA guarantees to a lender. It can be ‘full’ or ‘partial’ depending on how much of the VA loan benefit a borrower has used.
VA Purchase Loan: A loan used by eligible individuals to purchase a primary residence without needing a down payment, as long as the purchase price doesn’t exceed the loan limit for the county.
VA Cash-Out Refinance Loan: Allows homeowners to refinance their non-VA or VA loan and convert their home equity into cash, which can be used for various purposes.
Primary Residence: The main place where an individual lives most of the time. VA loans are intended for financing primary residences.
Affordable Home Financing with FHA Loans
Making homeownership accessible and affordable for all
What is an FHA loan?
An FHA loan, backed by the Federal Housing Administration, is designed to assist homebuyers with lower credit scores and minimal down payments. However, these loans come with prescribed limits, varying by region. Furthermore, the property being financed must meet specific safety, security, and structural integrity standards, necessitating an FHA-compliant appraisal. Explore how our FHA loans can help make your homeownership dreams a reality.
At Brighton Bank, we recognize that the path to homeownership can often seem intricate and overwhelming. With this understanding, we’ve crafted our FHA landing page to be more than just a digital touchpoint. It’s not merely about presenting loan options; it’s about equipping you, our valued customer, with a comprehensive understanding of what an FHA loan entails. Through interactive tools, easy-to-grasp information, and on-demand assistance, Brighton’s FHA landing page serves as a guiding light for all aspiring homeowners, ensuring clarity, confidence, and a closer step to the home of your dreams.
FHA Loan Requirements
At Brighton Bank, we understand that FHA loans are insured by the Federal Housing Administration and often more accessible for borrowers. Here are some of the typical requirements for FHA loans:
Credit Score:
The minimum credit score usually ranges from 500 to 580 to qualify for an FHA loan, depending on the lender and specific circumstances.
Borrowers with a credit score between 500 and 579 typically must make a 10% down payment.
Borrowers with a credit score of 580 or above can often qualify for the minimum down payment of 3.5%.
Down Payment:
As mentioned, the typical down payment is 3.5% for those with a credit score of 580 or higher.
All down payment funds can come from gifts from family members.
Debt-to-Income Ratio (DTI):
The ratio of monthly debt payments to gross monthly income can exceed 43% up to 56.99% depending on the lender and borrower’s credit profile.
Steady Employment History:
Borrower must provide evidence for 2 years of steady employment. This can also include college courses in a filed of study that they have recently secured a job in.
Property Requirements:
The property must be the borrower’s primary residence.
An FHA-approved appraiser must appraise the property. The property must meet specific safety, security, and soundness standards.
Key Benefits
The Federal Housing Administration (FHA) provides mortgage insurance on loans made by approved lenders throughout the United States. FHA loans are popular among homebuyers for various reasons. Here are some key benefits of FHA loans:
Lower Down Payment: One of the most significant advantages of FHA loans is the small down payment requirement. Typically, borrowers can put down as little as 3.5% of the home’s purchase price.
Flexible Credit Requirements: FHA loans have more lenient credit score requirements compared to conventional loans. This makes them an attractive option for borrowers who might not have perfect credit.
Competitive Interest Rates: Even though they’re designed for borrowers with less-than-perfect credit, FHA loans often come with competitive interest rates.
Versatile Financing: FHA loans can be used for various purposes, from purchasing single-family homes, multi-unit properties, or certain condos to refinancing. This versatility caters to a broad range of borrower needs.
Loan Limits
The FHA establishes a cap on the loan amount they will insure, termed as the FHA lending limit. These limits are recalculated and refreshed yearly, taking cues from the standard loan limits set by Fannie Mae and Freddie Mac. Moreover, the nature of the property, whether it’s a single-family home or a duplex, can impact these figures.
For 2023, the baseline for FHA loans for single-family homes was determined at $472,030. This foundational lending figure encompasses the majority of U.S. counties. The maximum boundary for an FHA loan, known as the FHA ceiling, signifies the peak amount a borrower can obtain through the FHA loan program and is illustrated in the table below.
Furthermore, in 2023, the highest limit, or the FHA ceiling, for single-family homes was established at $1,089,300. This ceiling pertains to the pricier regions within the United States and is detailed in the table provided below.
FHA Loan Types
The Federal Housing Administration (FHA) provides several different types of loan programs to help a variety of borrowers. Here are the main types of FHA loan programs:
FHA 203(b) Fixed-Rate Loan:
The most common type of FHA loan.
Typically used for primary residences.
Borrowers can purchase and refinance a 1-4 unit home.
Down payments can be as low as 3.5%.
FHA Adjustable Rate Mortgage (ARM):
The interest rate can change periodically.
The initial interest rate is typically lower than a fixed-rate loan, but it carries the risk of increasing in the future.
Often come in 5/1 or 7/1 formats, meaning the rate is fixed for the first 5 or 7 years and then can adjust annually.
FHA 203(k) Rehabilitation Loan:
Allows borrowers to purchase or refinance their home and include the cost of repairs, improvements, or upgrades.
Funds for renovations are put into a separate escrow account and disbursed as the work is completed.
Financing for repairs up to FHA loan limits
FHA Energy Efficient Mortgage (EEM):
Provides benefits to those buying a home that is energy efficient or committing to making energy-saving improvements.
The cost of the energy-efficient upgrades can be rolled into the mortgage.
It’s essential to note that each of these loans comes with its own requirements and limitations. Before committing to any particular loan type, borrowers should understand all the terms and conditions and consult with an FHA-approved lender or mortgage broker.
Mortgage Insurance
Mortgage insurance is a significant component of FHA loans. Mortgage insurance compensates lenders for losses due to loan defaults. Since FHA loans often cater to borrowers who might not qualify for traditional financing, the risk is potentially higher. MIP reduces this risk, making lenders more willing to approve loans with smaller down payments and less stringent requirements.
Here’s a breakdown of the mortgage insurance associated with FHA loans:
1. Upfront Mortgage Insurance Premium (UFMIP):
- Amount: Typically 1.75% of the base loan amount.
Payment: This is a one-time charge and can be paid at closing or rolled into the loan amount.
Purpose: This upfront premium helps protect lenders in the event of borrower default, especially in the early years of the loan when the amount owed is still high.
2. Annual Mortgage Insurance Premium (MIP):
- Amount: Varies based on the loan’s term (15 years vs. 30 years), the loan-to-value ratio (LTV), and the size of the loan.
2023 MIP Rates for FHA Loans Over 15 years
If you take out a typical 30 year mortgage or anything greater then 15 years, your annual mortgage insurance premium will be as follows:
2023 MIP Rates for FHA Loans Up to 15 years
Homebuyers who can afford to pay off their loans quicker and opt for a shorter term, such as 15-year mortgage, will benefit from lower insurance premiums, as follows:
Application Process
Obtaining an FHA loan involves a systematic process that’s quite similar to other types of mortgages but with some FHA-specific steps. Here’s a breakdown of the FHA loan application process:
Determine Eligibility:
Before diving into the process, determine if you meet the FHA’s criteria such as credit score, 2-year work history, and other eligibility requirements
Select an FHA-Approved Lender:
Not all lenders offer FHA loans, so it’s important to find one that does. It’s advisable to work with a direct lender who is experienced in the various FHA products.
Pre-approval:
The lender will review your finances and provide an estimate of how much you might be approved for.
A pre-approval letter can give you an advantage when house hunting as it shows sellers you’re a serious buyer.
Choose a Property:
Once you have your pre-approval, you can start house hunting.
Remember that the property will need to meet FHA property standards and must be appraised by an FHA-approved appraiser.
Complete the Loan Application:
After selecting a property, you’ll fill out a property-specific loan application. The lender will require various documents, including:
Proof of employment and income (W-2 statements, recent pay stubs).
Proof of identity.
Credit report.
Personal assets information.
Any additional documents your lender specifies.
Property Appraisal:
The lender will arrange for an FHA-approved appraiser to assess the property’s value.
The appraisal ensures the property meets FHA standards and helps determine the amount the FHA will insure.
Underwriting Process:
The loan will move to an underwriter who will review all the information provided and make a decision.
They may request additional documentation or clarification during this step.
Loan Approval:
Once the underwriter is satisfied, the loan can be approved.
You’ll receive a “clear to close” status, which means you’re ready to move to the final stages.
Closing:
This is the final step.
You’ll meet with various parties, including a title agent, to sign all necessary paperwork.
You’ll also pay your down payment and closing costs.
Once everything is signed and payments are made, the house is officially yours.
Post-Closing:
After acquiring the house, you’ll start making regular mortgage payments, including the Annual Mortgage Insurance Premium (MIP) if it’s part of your loan.
Throughout the process, it’s essential to ask questions and ensure you understand all aspects of the loan. Working closely with your lender can help streamline the process and address any concerns you might have.
Specialized loans for rural homes with great benefits.
What is a USDA home loan?
A USDA home loan is a specialized mortgage program provided by the United States Department of Agriculture (USDA) to aid potential homeowners in acquiring properties in rural and semi-rural areas. The primary aim of this program is to foster growth and homeownership in areas that are less densely populated, helping to stabilize and develop these communities. One of the most significant advantages of USDA home loans is that they often require no down payment, making it easier for eligible individuals and families to own homes without the hefty initial expense. This favorable feature, coupled with typically competitive interest rates and lenient credit requirements, renders the USDA home loan an appealing choice for many.
At Brighton Bank, we recognize that the path to homeownership can often seem intricate and overwhelming. With this understanding, we’ve crafted our USDA home loan landing page to be more than just a digital touchpoint. It’s not merely about presenting loan options; it’s about equipping you, our valued customer, with a comprehensive understanding of what a USDA home loan entails. Through interactive tools, easy-to-grasp information, and on-demand assistance, Brighton’s USDA Loan landing page serves as a guiding light for all aspiring homeowners, ensuring clarity, confidence, and a closer step to the home of your dreams.
Why Choose a USDA home Loan?
Choosing a USDA home loan can offer a variety of benefits for eligible homebuyers, especially those interested in rural properties. Here are some compelling reasons to consider a USDA home loan:
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No Down Payment Required: One of the standout features of a USDA home loan is the ability to finance 100% of the home’s price, meaning no down payment is necessary. This can significantly reduce the upfront costs of buying a home.
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Competitive Interest Rates: USDA home loans typically offer lower interest rates than conventional mortgage loans, making monthly payments more affordable.
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Flexible Credit Requirements: While creditworthiness is still essential, USDA home loans often have more lenient credit requirements than traditional loans, making them accessible to a broader range of potential homeowners.
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Financing for Repairs: Some USDA home loan programs allow borrowers to include the costs of necessary home repairs or improvements in the total loan amount.
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No Mortgage Insurance: USDA has a guarantee fee that can be paid at closing or rolled into the loan amount but no monthly mortgage insurance, creating monthly savings for homeowners
Type of USDA Home Loans
The USDA offers several loan programs to meet different needs. Here are the primary types of USDA loans:
1. USDA Guaranteed Loan:
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This is the most popular USDA home loan.
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The USDA guarantees the loan, but the funding comes from USDA-approved lenders.
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If the borrower defaults, the USDA ensures the lender is reimbursed a portion of the amount.
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Requires a minimum credit score (often 640), but terms can be quite favorable, including competitive interest rates.
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These loans are available to low-to-moderate income homebuyers purchasing homes in eligible rural areas.
2. USDA Direct Loan (Section 502 Direct Loan Program):
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These loans come directly from the USDA.
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They are designed for low and very low-income applicants. The income limits for this loan type are stricter than for the guaranteed loans.
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Interest rates can be as low as 1% with subsidies.
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Applicants work directly with USDA specialists to secure funding.
3. USDA Home Improvement Loan and Grants (Section 504 Home Repair Program):
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This program provides loans and grants for homeowners to repair, enhance, or modernize their homes.
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It’s specifically for very low-income homeowners.
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Loans can go up to $20,000, with a 20-year term at 1% interest.
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Grants of up to $7,500 are available for homeowners 62 and older and must be used to address health or safety hazards.
4. USDA Rural Refinance Pilot Program:
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This is a mortgage refinance option available to homeowners in eligible rural areas.
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It allows homeowners with USDA home loans to refinance to secure a lower interest rate without undergoing a new credit review or property inspection.
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The primary objective is to offer homeowners lower monthly payments.
Each USDA home loan type is designed with a specific purpose in mind, whether it’s helping potential homeowners purchase a new home, assisting current homeowners in making necessary repairs, or helping homeowners refinance an existing loan. It’s essential to determine which loan type is the best fit based on your needs and eligibility.
Are You Eligible?
To be eligible for a USDA home loan, you must meet the below-stated requirements:
1. Income Limits: The USDA sets income limits based on the median income in a particular area. These limits can vary by region, and there are different limits for low-income and moderate-income households.
2. Property Location: The property you are considering must be in an area designated as rural by the USDA. However, many suburban areas can also qualify. You can check the USDA’s online eligibility map for specific areas.
3. Primary Residence: The property being purchased must be used as the borrower’s primary residence. Investment properties or vacation homes do not qualify.
4. Credit Worthiness: While the USDA does have more lenient credit requirements compared to conventional loans, applicants generally must have a credit score of at least 640. Other factors, like payment history and current debts, will also be considered.
5. Citizenship or Residency: USDA home loans are available to US citizens, non-citizen nationals, and Qualified Aliens.
Dependable Income: Borrowers must be able to demonstrate a stable and dependable income, typically for at least 24 months.
Simple Application Steps
Applying for a USDA home loan can be broken down into a series of straightforward steps. Here’s a simplified guide:
1. Determine Eligibility:
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Check if your desired property location qualifies as rural/suburban using the USDA’s online eligibility map.
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Ensure you meet the income requirements for your area.
2. Gather Documentation:
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Proof of identity (e.g., driver’s license or passport).
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Proof of income (e.g., recent pay stubs, tax returns).
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Credit history report.
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Personal assets (e.g., bank statements, retirement accounts).
3. Find a USDA-Approved Lender:
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While the USDA guarantees the loan, you’ll apply through a USDA-approved lender. Research lenders in your area that offer USDA home loans.
4. Complete the Application:
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Fill out the lender’s application form. This often involves providing details about the property, your financial situation, employment, debts, and more.
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Submit the necessary documentation.
5. Property Appraisal:
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The lender will arrange for a USDA-approved appraiser to evaluate the home’s value and ensure it meets the USDA’s standards.
6. Review and Approval:
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The lender will review your application. If everything is in order, they’ll submit the loan to the USDA for the final approval.
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You might need to provide additional documentation or details during this process.
7. Close on Your Loan:
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Once approved, you’ll be given a closing date. At closing, you’ll sign all necessary paperwork, finalize your USDA home loan, and become the owner of your new property!
8. Move In:
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With all formalities completed, you can move into your new home!
Remember to keep open communication with your lender throughout the process. They can guide you through each step, answer questions, and help ensure a smooth application and approval process.
Terms Explained
By understanding these terms, individuals can better navigate the details of USDA home loans and assess their eligibility and benefits.
USDA Home Loan: A specialized mortgage program provided by the United States Department of Agriculture designed to assist potential homeowners in purchasing properties in rural and semi-rural areas.
No Down Payment: An advantage of some loans, is that the borrower does not need to make any initial payment toward the home’s purchase price.
Competitive Interest Rates: Interest rates that are favorable compared to the general market rates or other types of loans.
Creditworthiness: A measure of one’s reliability in paying back loans, often determined by past financial behavior and credit score.
Mortgage Insurance: An insurance policy that compensates lenders or investors for losses due to the default of a mortgage loan.
USDA-Approved Lender: A financial institution that is authorized to offer loans under the USDA program.
Property Appraisal: The process by which a certified person determines the market value of a property.
USDA Guaranteed Loan: A loan offered through a USDA-approved lender where the USDA guarantees the loan in case of borrower default.
USDA Direct Loan: A loan that comes directly from the USDA, tailored for low and very low-income applicants.
USDA Home Improvement Loan and Grants: Financial aid provided for homeowners to make repairs or enhancements to their homes.
USDA Rural Refinance Pilot Program: A mortgage refinance option for homeowners in eligible rural areas.
Eligibility: The criteria one must meet to qualify for a USDA home loan, include income limits, property location, creditworthiness, and more.
Median Income: The income amount that divides a region’s income distribution into two equal groups: half having income above that amount, and half having income below that amount.
Primary Residence: A place where an individual lives most of the time; it cannot be an investment property or a vacation home.
Qualified Aliens: Non-citizens who, under the Immigration and Nationality Act (INA), are legally present in the United States and eligible for federal public benefits.
Disclaimer: The loan scenario is based on a 20-year fixed, property purchase price of $300,000, the loan amount is set at $280,000. The interest rate for this loan would be 5.750%, with an Annual Percentage Rate, or APR, of 7.146%. Your estimated monthly payment for this loan would be $1,965.28.
What is a Conventional loan?
A conventional loan is a type of mortgage loan that is supported and sponsored by government enterprises to distribute loan funds to consumers. These loans are backed by private lenders, and their terms and conditions are set by the lender. Conventional loans typically require a higher credit score and a larger down payment compared to government-backed loans, but they can have more flexible terms and might not carry certain types of insurance premiums
At Brighton Bank, we recognize that the path to homeownership can often seem intricate and overwhelming. With this understanding, we’ve crafted our Conventional Loan landing page to be more than just a digital touchpoint. It’s not merely about presenting loan options; it’s about equipping you, our valued customer, with a comprehensive understanding of what a Conventional loan entails. Through interactive tools, easy-to-grasp information, and on-demand assistance, Brighton’s Conventional Loan landing page serves as a guiding light for all aspiring homeowners, ensuring clarity, confidence, and a closer step to the home of your dreams.
Benefits of Choosing a Conventional Loan
Choosing a conventional loan comes with several benefits for borrowers, including:
No Private Mortgage Insurance (PMI) with 20% Down: If you can put down 20% or more of the home’s purchase price, you won’t have to pay PMI, which can save you money over the life of the loan.
Flexibility in Loan Terms: Conventional loans come in a variety of terms, typically ranging from 10 to 30 years, allowing you to choose a term that best fits your financial situation.
Higher Loan Limits: In many areas, conventional loans often have higher loan limits than government-backed loans, which can be beneficial if you’re looking to buy a more expensive property.
Available for Various Property Types: Conventional loans can be used for primary residences, second homes, and investment properties.
Rate Choices: Borrowers can choose between fixed-rate and adjustable-rate mortgage (ARM) options.
Potential for Lower Interest Rates: Borrowers with excellent credit scores might secure lower interest rates with conventional loans compared to some government-backed loans.
No Upfront Funding Fee: Unlike some government-backed loans that have an upfront fee, conventional loans typically don’t require one.
Loan Type
Fixed-rate Mortgages (FRM)
Fixed-rate mortgages ensure that the interest rate remains unchanged throughout the entire term of the loan. This consistency offers a stable monthly principal and interest payment for borrowers.
Stability: One of the biggest advantages of an FRM is that your monthly payments are predictable and won’t fluctuate based on market conditions.
Interest Rates: Although they might start with a slightly higher interest rate than adjustable-rate mortgages, they offer the comfort of knowing your rate won’t increase in the future.
Long-term Planning: With stable monthly payments, budgeting and planning for future financial commitments become more straightforward.
Protection Against Market Volatility: If market interest rates rise, you won’t be affected, ensuring that your loan remains affordable.
Adjustable-rate Mortgages (ARM)
Adjustable-rate mortgages have interest rates that can fluctuate over time. These rates are typically linked to a specific financial index and can vary based on market conditions.
Initial Savings: ARMs usually come with a lower initial interest rate compared to fixed-rate mortgages, leading to lower initial monthly payments.
Rate Adjustments: The interest rate on an ARM will adjust periodically after the initial fixed-rate period ends. The frequency of these adjustments can vary based on the specific terms of the loan.
Potential for Rate Caps: Many ARMs come with a cap on how much the interest rate can increase during a given period and over the life of the loan, offering some protection against drastic rate hikes.
Benefit in Falling Rate Environments: If market interest rates decrease, you might benefit from lower interest rates and monthly payments.
Conforming Loans
Conforming loans adhere to the guidelines and loan limits set by Fannie Mae and Freddie Mac, two government-sponsored enterprises that buy and sell most U.S. mortgages. The primary characteristics and details of conforming loans include:
Loan Limits: Every year, Fannie Mae and Freddie Mac establish limits on the size of loans they will purchase, based on the October-to-October changes in mean home prices. For most counties in the U.S., the 2022 loan limit was set at $726,200 for a single-family home and it is anticipated to increase to $750,000 in 2024.
Credit Score and Down Payment: Typically, conforming loans require a higher credit score and a minimum down payment, which can range from 3.5% to 20% or more.
Mortgage Insurance: If the down payment is less than 20%, borrowers might be required to pay private mortgage insurance (PMI) until they reach at least 20% equity in the home.
Interest Rates: Due to the standardized nature and lower risk associated with these loans, they often come with lower interest rates compared to non-conforming loans.
Non-Conforming Loans
Non-conforming loans are mortgages that don’t meet the criteria set by Fannie Mae and Freddie Mac. They have their own unique set of characteristics:
Jumbo Loans: The most common type of non-conforming loan is a jumbo loan, which is a mortgage that exceeds the conforming loan limits. Because they can’t be sold to Fannie Mae or Freddie Mac, they are often kept on a lender’s own books or sold to other investors.
Flexible Criteria: Depending on the lender, non-conforming loans might have more relaxed credit score requirements or other criteria, making them appealing to certain borrowers.
Higher Interest Rates: Due to the increased risk associated with larger loan amounts and the inability to sell these loans to government-sponsored entities, lenders often charge higher interest rates for non-conforming loans.
Varied Loan Structures: Some non-conforming loans might offer unique loan structures or terms, providing flexibility to borrowers with specific needs.
Conventional Loan Requirements
Conventional loan requirements can vary by lender, but the following are some common criteria that borrowers typically need to meet:
Credit Score: A minimum credit score is often required, with many lenders preferring a score of 620 or higher. Borrowers with higher scores might receive more favorable interest rates.
Down Payment: While it’s possible to secure a conventional loan with as little as 3.5% down, a down payment of 20% or more will avoid Private Mortgage Insurance (PMI).
Debt-to-Income Ratio (DTI): Lenders usually look for a DTI ratio – which is your monthly debt obligations divided by your gross monthly income – of 43% or lower, though some might allow higher ratios with compensating factors.
Employment History: Steady employment, typically two years or more with the same employer or in the same line of work, is preferred.
Proof of Income: Borrowers need to provide W-2 statements, recent pay stubs, or tax returns to prove consistent income.
Assets: Lenders might require documentation of assets like bank statements, retirement accounts, or other real estate or valuable possessions.
Property: The property being purchased typically needs to be appraised by an approved appraiser to ensure its value matches the loan amount.
Loan Limits: Conventional loans have maximum lending limits, which can vary depending on the country in which you’re buying. These limits are set by the Federal Housing Finance Agency (FHFA) and can change annually.
Property Use: The property being purchased should generally be used as a primary residence. However, conventional loans can also be used for second homes or investment properties.
Private Mortgage Insurance (PMI): If your down payment is less than 20% of the home’s purchase price, you’ll typically be required to pay PMI. The exact amount can vary based on the loan-to-value ratio and other factors.
Good Financial Standing: Lenders might scrutinize any recent bankruptcies, foreclosures, or delinquencies. Typically, a certain number of years must have passed since these financial events.
Application Process
Research & Pre-Qualification
Begin by understanding the different types of loans available.
Approach a lender or use an online tool to pre-qualify and determine your budget.
Gather Necessary Documents
Proof of income: Recent pay stubs, tax returns, W-2 or 1099 forms.
Proof of assets: Bank statements, retirement accounts, other real estate or valuable possessions.
Credit history: The lender usually does this, but it’s good to know your credit score beforehand.
Personal ID: Driver’s license, passport, or any other government-issued ID.
Choose Your Loan Type
Decide between options like fixed-rate, adjustable-rate, conforming, or non-conforming based on your needs and qualifications.
Submit Application
Complete the lender’s application form. Nowadays, many lenders also offer online applications for convenience.
Pay any application fees if required.
Home Inspection & Appraisal
Once approved, your lender will require an appraisal to ensure the property is worth the amount you’re borrowing.
Consider getting a home inspection to identify potential issues with the property.
Review Loan Estimate
After applying, the lender provides a loan estimate, which outlines the loan terms, interest rate, and estimated monthly payments. Review this document carefully.
Finalize and Close
If all looks good and you agree to the terms, sign the necessary paperwork.
Pay the down payment and closing costs.
Once everything is processed, you’ll receive a notice of when your first payment is due.
Terms Explained
Conventional Loan: A mortgage loan not insured by a government agency, such as FHA or VA. It’s often obtained from a bank or direct lender and requires the borrower to meet specific credit and financial criteria.
Private Mortgage Insurance (PMI): Insurance that a borrower might be required to pay if the down payment is less than 20%. PMI protects the lender in case the borrower defaults on the loan.
Fixed-rate Mortgage (FRM): A mortgage with an interest rate that remains the same for the entirety of the loan term.
Adjustable-rate Mortgage (ARM): A mortgage with an interest rate that can change periodically based on changes in a corresponding financial index.
Conforming Loans: Mortgage loans that adhere to the guidelines set by Fannie Mae and Freddie Mac, including specific loan limits.
Non-Conforming Loans: Mortgage loans that do not meet the guidelines set by Fannie Mae and Freddie Mac. The most common type is a jumbo loan.
Jumbo Loan: A type of mortgage that exceeds the conforming loan limits set by Fannie Mae and Freddie Mac.
Federal Housing Finance Agency (FHFA): A U.S. government agency that oversees Fannie Mae, Freddie Mac, and the Federal Home Loan Banks. They set annual limits for conforming loans.
Debt-to-Income Ratio (DTI): A percentage that represents a borrower’s monthly debt payments divided by their gross monthly income. Lenders use it to assess a borrower’s ability to manage monthly payments and repay loans.
Loan-to-Value Ratio: The ratio between the loan amount and the appraised value of the property. For instance, if a borrower takes a $90,000 loan for a $100,000 home, the LTV is 90%.
Appraisal: A professional assessment of a property’s market value, typically required by lenders before loan approval to ensure the property is worth the amount being loaned.
Rate Cap: For ARMs, a limit on how much the interest rate can change, either annually or over the life of the loan.
Loan Estimate: A document provided by the lender after applying for a loan. It details the loan terms, interest rates, estimated monthly payments, and other related costs.
Credit Score: A numerical representation of a borrower’s creditworthiness, determined by credit history. Lenders use it to evaluate the potential risk posed by lending money to consumers.
Down Payment: An initial upfront portion of the total amount due, made at the time of purchase. It’s usually expressed as a percentage of the property’s total value.
Closing Costs: Fees and expenses, beyond the property cost, that homebuyers and sellers incur to complete a real estate transaction. These can include title searches, lawyer fees, and home inspections.
Disclaimer: The loan scenario is based on a 10-year fixed, property purchase price of $300,000, with a down payment of 3.5%. The interest rate for this loan would be 7.625%, with an Annual Percentage Rate, or APR, of 8.423%. Your estimated monthly payment for this loan would be $2,049/mo.
2nd Loan Scenario – The loan scenario is based on a 30-year fixed, property purchase price of $300,000, with a down payment of 20% . The interest rate for this loan would be 7.25%, with an Annual Percentage Rate, or APR, of 7.515%. Your estimated monthly payment for this loan would be $1,637/mo. All loans are subject to credit approval, additional terms and conditions may apply.
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Taking the first step is easy, whatever your situation. If you are just starting to think about a loan, or are ready to start your loan now, The Veteran Lending Team's exceptional loan officers are ready to help you without obligation.
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You read that correctly! We issue fully verified, GUARANTEED, Pre-approvals. What does that mean? Well.... If we as the mortgage lender are unable to provide a final commitment letter that meets the terms of the Guaranteed Fully-Verified Pre-approval Letter we issue, we will pay both the buyer and the seller $1,000 each.
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