adjustable-rate Archives - JS Realtor Team

What Does Contingent Mean in Real Estate?

Written by Jeff Schultheis on November 4, 2022. Posted in Uncategorized.

What does the term “contingent” in real estate mean?

The term “contingent” means that the sale is subject to the fulfillment of the contract’s conditions. A contingent real estate listing is one in which the one selling has received an offering but has chosen to put it live until they ensure that all requirements have been completed.

The purchase will only proceed if the terms and conditions are fulfilled by both the seller and buyer parties. However, if a problem arises, one or both parties may be able to withdraw from the agreement. In this situation, a property with a contingent listing may reappear on the market for purchase.

What are typically real estate contingencies?

Both sellers and buyers wish to avoid unpleasant happenings as real estate dealing can involve significant financial outlays. To safeguard oneself against such unforeseen conditions, both parties, seller, and buyer, can incorporate contingencies in their deal. Below we have jotted down a few of the more typical ones:

Appraisal Contingency

Appraisal contingency would be included in an offering in case the buyer will be financing the purchase of the property. To ensure that the property is worth adequately securing the mortgage they are issuing; lenders have it assessed. The one lending may want a larger down payment or decline to approve the loan in case the property is appraised for less than it was anticipated. If the home appraises for less than expected, an appraisal contingency allows the buyer to cancel the transaction.

Home inspection Contingency

Buyers can perform a professional assessment of a house prior to their purchase which is possible because of a home inspection contingency. Through this, the buyer might get alert to any potential problem and required fixes. In addition, the buyer’s utmost willingness to pay to fix the house could be specified in the home inspection contingency. However, if the estimated repair expenses are deemed to be high, then it might be possible that the buyer will cancel the purchase.

Home sale Contingency

The buyer may intend to utilize the money from the sale of their current home to purchase their new house. In this circumstance, buyers might include a condition to their offering to stipulate that the recently made acquisition will go through if they are successful in selling their current residence by a specific deadline.

Title Contingency

A title contingency gives the purchaser the option to cancel the deal if, through research, they discover that the title to the property is not clear or if there are any charges on the property that may affect the buyer’s ownership rights after the purchase is made.

Mortgage Contingency

No matter the condition, if they have received the loan prior or in any other case, there is always a possibility that something might arise, causing the failure of their agreement with the lender. When a buyer has mortgage contingencies, they are released from responsibility if they are denied a loan regardless of making a reasonable effort to get it approved.

New housing Contingency

Sellers require housing once they vacate their current residence. Hence in case a seller accepts an offer but hasn’t found themselves a new place to live yet, they can include this contingency as it may let them call off the deal if they can’t move by a specific date.

What are the types of contingent statuses?

Continue to show

In this instance, the seller has agreed to an offer subject to certain conditions but still desires to showcase their property to other prospective buyers in case the deal goes through.

No show

Once the deal is closed, the seller no longer wants to show the house to other prospective buyers. This often indicates that the offering includes a small number of conditions that would not cause any further issues.

Short sale

When a listing is described as subject to a “short sale”, it signifies that the owner has agreed to an offering and is prepared to sell the house for less money than what they owe to their mortgage company. Since the lender is also involved, short sales may take a little longer to complete than ordinary. In certain circumstances, the seller retains the right to consider substitute offers if the original one is rejected.

Probate

The legal procedure known as “probate” is how the courts manage a decedent’s estate. The sellers of the homes sold through probate have already accepted an offering. However they are still looking for offers at the other end to be on the safer side because the probate process makes the transaction more challenging.

What Sets Contingent Offers Apart from Pending Offers?

When seeking to buy a home, you would witness many properties. Some might have “for sale” status, some could say “Contingent,” while others might say “Pending,” and so on. These words and phrases show that the house is at some point in the selling process. These statuses will be helpful and will enable you to identify houses that you might purchase only if you are aware of the variations between pending and contingent bids. Hence, if you are considering placing a bid on any one of them, it can advise you on the best course of action.

What are the reasons for Contingent Status?	What are the reasons for Pending Status?
The house has not passed inspection.	Despite accepting the offer, the seller will continue to consider additional bids.
The buyer has not yet secured the financing.	Despite accepting the offer, the seller is still displaying the house because of a technicality.
The buyer must first leave their current residence to close the sale.	Despite the seller accepting the offer, the sale has not yet been completed after three or more months.

How long would it take to change from contingent to pending?

The time period would fluctuate significantly from one payment to the other; it depends on some factors. For instance, a contract will probably progress more quickly if there are fewer contingencies. At the same time, the deal without a kick-out provision could take longer since there will be no time limit imposed for the buyer to fulfill all requirements.

What Prospective Buyers Should Know About a Contingent House Listing?

It’s critical for the purchasers to comprehend what the listing’s contingent clause signifies. There might be a wide range of complications that prevent the offer closing of the residence.

There are differences between contingencies in terms of how likely it is that they will prevent the transaction. Therefore, you must be aware of any eventualities that could affect a house of your interest.

A contract will be signed once the seller accepts a buyer’s offer, and it will typically include conditions that both sides must meet. These conditions give the customer the option to back out of the agreement if they so choose. After agreeing to the terms of the contract, the seller cannot accept any other offer; however, if the transaction fails, a different buyer may take over. The seller may accept any backup offers even though the residence is advertised as contingent.

Which could cause something to go wrong in the Contingent offer?

There are many things that could go wrong with a contingent sale. For example, in case the buyer is unable to secure the expected mortgage, an issue may occur.

Buyers typically receive a letter of preapproval for their mortgage, assuring them that now they can obtain the loan necessary to purchase the property. However, the letter would go to waste if the information they provided to the lender was not entirely truthful and accurate. Hence, having a preapproval letter doesn’t guarantee that the desired mortgage will be granted, and this is why some property sales usually fall through.

There may occasionally be other issues as well, even in the case the one lending has given the lender proper information. For example, their mortgage application may be turned down if their financial condition has changed since receiving preapproval, such as if they will witness a decline in their credit score.

Maybe they have applied for another loan or forgot to pay any bill. Hence, there are many numerous methods to lower your credit score, which can cause a mortgage application to be rejected. At that time, a borrower might need to switch gears and obtain a mortgage with terrible credit. They might not even be able to extend the financing contingency with the seller. For debtors, alteration in the interest rates might be problematic because qualifying for a home loan is simpler when the interest rates are lower. However, higher interest rates may result in more contingencies that are not met.

Is It possible to Make an Offer on a Contingent Home?

Potential purchasers are often still able to submit offers during the contingent sale period. The sale is still regarded as active. So, there’s still a chance that the present buyer would renege on the agreement or that unexpected mishaps will force the seller to hunt for any other buyer.

They will frequently have a condition that prevents them from buying the new property until their current house is sold. This way, the seller would start to show more interest in other prospective purchasers and the offerings they are prepared to make if the existing buyer is having trouble selling their home.

Keep in mind that the contingency will only be satisfied if a buyer is successful in selling their house promptly. This will result in the listing becoming pending, leading the sale to closure.

Conclusion:

Although it is stressful, buying a property is not easy. When purchasing a house, contingencies might assist reduce a few of the risks, but they can appear to be a barrier when attempting to resell. It would be best to comprehend contingencies and how they will impact you to make the decision wisely. Now that you know what contingent implies in real estate, maybe you have a lot better knowledge of it.

The JS Realtor Team is so committed to serving our clients through-out the process. We are here to make the home buying experience one that preserves the excitement but sheds the anxiety. We provide clear guidance and advice to help you find the right home, at the right price, in the right neighborhood. Download our FREE Buyers Guide and connect with us today! Text/Call Jeff at 614.721.0450 or email Jeff@JSRealtorTeam.com. Offices in Columbus & Mansfield to serve Central Ohio.

Top 5 Factors Lenders Use to Qualify You for a Home Loan

Written by Jeff Schultheis on August 7, 2022. Posted in Uncategorized.

Before you can get a loan from most lenders, you will usually need to meet specific criteria that show you meet the lender’s general expectations. Here are some of the most important things a lender will think about when deciding whether or not to give you a loan.

5 Factors Lenders Use to Qualify You for a Home Loan

Your Current Credit Rating

Your credit score is based on how much you’ve borrowed and paid back in the past and how well you’ve paid your bills in the past. When you apply for a loan, most lenders will check your credit score as one of the first things they do. The better your credit score, the more likely you will get a loan and the lower your interest rate.

The minimum credit score needed to qualify is much lower for a loan backed by the government, like an FHA or VA loan. For example, you can get a loan from the Federal Housing Administration (FHA) with a score as low as 500, and there is no minimum score for a loan from the Department of Veterans Affairs (VA).

On the other hand, a conventional home loan usually requires a credit score of at least 620. But if your score is below the mid-700s, you may have to pay a higher interest rate.

If you have bad credit and want to buy a house, you will have to pay a higher loan payment every month for as long as the loan is in effect. You should try to improve your credit score as much as possible by lowering the amount of debt you have, making payments on time, and not applying for new credit before buying a loan.

Ratio of Debt to Income

Your debt-to-income ratio (DTI) is the amount of debt you have compared to how much money you make. This includes your monthly mortgage payment. If you had a monthly income of $5,000 and total monthly debt payments of $1,500 for housing, auto loans, and school loans, your debt-to-income ratio would be 30 percent of your income or $1,500 divided by $5,000.

There are a few exceptions to this rule, but generally, the most debt you can have concerning your income and still get a traditional home loan is around 43%. Smaller lenders may be more willing to let you borrow a little bit more money, but larger lenders may have stricter rules and limit your DTI ratio to no more than 36%.

In contrast to the rules for credit scores, the rules for FHA and VA loans regarding DTI are very similar to those for conventional loans. When you apply for a loan through the VA, the most debt you can have compared to your income is 41%. On the other hand, the FHA usually lets you have up to 43% debt. But there are times when it is still possible to qualify even if your DTI is higher. For instance, the VA would still give you a loan, but if your ratio is higher than 41%, you’d have to show more proof that you can pay back the loan.

If you have too much debt, you won’t be able to borrow money for a property until you either pay off your debt or buy a home that costs less and has a lower mortgage.

Your Initial Deposit of Funds

Lenders usually need down payment from people who want to buy a home so that the buyer has some equity in the property. This protects the lender because if you don’t repay the loan, the lender will try to get back all the money they gave you. If you borrow the total amount that the property is worth now and then don’t pay back the loan, the lender may not get all of their money back because of the costs of selling the home and the chance that home values will continue to go down.

When you buy a house, the best down payment is 20% of the total price, and you should borrow 80% of the rest of the money you need. Most people, though, put down a lot less than that. Most traditional lenders require a minimum down payment of 5%, but if you are a good candidate, some may let you put as little as 3% down on the property.

You can get an FHA loan with as little as a 3.5% down payment. If your credit score is at least 580, you don’t have to put anything down for a VA loan unless the property is worth less than what you’re paying. If the property’s value exceeds what you’re paying, you can get an FHA loan with as little as a 3.5 percent down payment.

If you put less than 20% of the purchase price down on the house with a standard loan, you must pay private mortgage insurance (PMI). This usually leads to an annual cost between 0.5% and 1% of the total amount borrowed. You won’t be able to stop paying PMI on your mortgage until more than 80% of what you still owe on it has been paid off.

Get a loan through the Federal Housing Administration (FHA). You will have to pay a mortgage insurance premium upfront and every month for either the first 11 years of the loan or for the life of the loan, depending on how much money you borrowed at the start. Even if there is no down payment, a VA loan doesn’t need mortgage insurance, but the borrower usually has to pay an upfront financing fee.

Work Experience

Whether applying for a conventional loan, a VA loan or an FHA loan, every lender will ask you to show proof that you are currently working.

Lenders usually want to see that you’ve worked for at least two years and have a steady income. If you don’t have a job right now, you will have to prove that you are getting money from somewhere else, like disability payments.

The Home’s Valuation as Well As Its Current State

Last but not least, lenders want to ensure that the property you are buying is in good shape and worth the amount you are paying for it. The lender usually won’t give you money to participate in a questionable real estate deal unless you have the house inspected and the property evaluated.

If the house inspection finds significant problems, they may need to be fixed before the loan can be closed. The property’s appraised value also affects how much money the lender will let you borrow.

If you want to buy a house that is only worth $100,000 according to an appraisal, but you want to pay $150,000 for it, the lender won’t give you money for the total amount. They will give you a loan for a portion of the property’s appraised value of $100,000, but you will also need to come up with the agreed-upon additional payment of $50,000.

There is never a good reason to pay more than necessary for real estate. If an appraisal comes in lower than the price you gave for a home, your best bet is to either negotiate a lower price or back out of the deal. If you can’t get financing, the purchase agreement should have a clause letting you back out of the deal without paying any money.

Compare the Terms and Rates Offered By a Variety of Lenders

Even though all mortgage lenders consider these things, each lender has rules for who can get a loan and how much they can borrow.

Make sure to look into all the different kinds of loans you can get and compare mortgage lenders to find a loan with the best interest rate, given your current financial situation.

Final Words

Since purchasing a house is a significant financial and emotional choice, you should consider all the criteria listed above and select the correct type and quantity of loan so you won’t be burdened down the road. Additionally, conducting in-depth web research before selecting a loan is wise. By performing a fast internet search, you could uncover cheaper deals on interest rates and other costs. However, you should also talk to your primary banker because they can provide you with the greatest offers and services.

Each lender is unique. Finding out in advance what various lenders are searching for can help you present yourself in the best possible light.

In the end, if you want to get accepted for a loan, you must be truthful with your lender. It won’t help your predicament if you mislead your lender or keep facts from them. And if you’re left with a loan you can’t afford to pay off, it can come back to haunt you.

Don’t be discouraged—we know this is a lot. That’s why our team at JS is so committed to serving homebuyers. We want to make the home buying experience one that preserves the excitement but sheds the anxiety. We provide clear guidance and advice to help you find the right home, at the right price, in the right neighborhood. Download our FREE planning kit and connect with us today! Let’s go find your first home!

Are Adjustable-Rate Mortgages a Good Option?

Written by Jeff Schultheis on July 13, 2022. Posted in Uncategorized.

What Do Adjustable-Rate Mortgages Entail?

The adjustable-rate mortgage is a loan with an interest rate that is fixed at first and then changes with time. Typically, you will pay a smaller fixed interest rate during starting few years. After that period, the interest rate will fluctuate regularly under current market conditions.

When you embrace the mortgage, you will already agree on the time intervals for your low fixed interest rate and any accompanying rate fluctuations. A 10/6 ARM implies you’ll pay an interest rate that is fixed for the first ten years; then, the interest rate will modify every six months. A 7/1 ARM, on the contrary, means that you will receive an interest rate that is fixed during the first seven years, after which the rate will adjust annually. Your rate may be higher or lower based on the market conditions.

What Happens When You’re in A High-Interest Rate Environment?

In an ARM, the period of time for a fixed interest rate can be the first seven to ten years. As compared to a fixed-rate mortgage, adjustable-rate charges less interest, enabling you to save money during the fixed time.

After the fixed period, you will encounter an adjustable period. The adjustable period will last for the rest of the loan term with varying interest rates. It is worthwhile to note that the interest rate changes at every fixed time, such as six months or even a year.

The market will determine your latest interest rate; if interest rates are low, you will most likely receive a low rate; if interest rates have risen, your new rate will be even higher. However, because most adjustments have caps, your rate will not be able to go above a certain fraction or raise by more than a specific amount during every adjustment.

So, Should You Get an Adjustable Rate Mortgage?

The lower overall interest rate is the most appealing feature of ARMs. An interest rate that is gradually low at the start of the loan may allow you to save some money that can be implemented to the principal, allowing you to pay off your mortgage quicker. In addition, you could be able to finance the more expensive property with lower payments due to the sheer increased cash flow upfront. It may also be advantageous to have additional cash flow in order to gain an advantage in the competitive real estate market.

Many analysts predict that mortgage rates will rise even further this year; due to the varying nature of ARMs. As a result, you must pay far more than you anticipated. Even minor changes in interest rates can result in hum sum of dollars in additional payments. Returning to the $500,000 mortgage example, if the interest rate rises by 2% (from 4.12% to 6.12%), the principal and interest payment rise by around $530/month. So, it may be prudent to lock in a cheaper rate now. Of course, you don’t want to be on the leash for a rising mortgage rate in the future, but ARMs aren’t for everyone.

Things To Consider When Getting Adjustable-Rate Mortgages

Learn About the Adjustment Period

Borrowers must understand the basics of ARMs to ascertain whether they are suitable for them. The adjustment time is, in principle, the time between changes in interest rates. Take, for example, an adjustable-rate mortgage with one year of adjustment. The loan would be known as a 1-year ARM and the interest rate; therefore, the monthly loan fee changes once a year. If the adjustment period is three years, the loan is known as a 3-year ARM, and the interest rate changes every three years.

Understand The Rate Change

Borrowers must know the premise for the interest rate change in addition to recognizing how frequently their ARM will adjust. ARM rates are determined by various indexes, the most common of which are one-year constant-maturity Treasury securities, the Cost of Funds Index, as well as the interest amount. Before deciding to take out an ARM, find a lender whose score will be used and research how it has varied in the past.

Prevent Payment Shock

Among the most significant risks that ARM borrowers encounter when their mortgage adjusts the payment shock, which happens when the monthly loan payment increases significantly due to the interest rate adjustment. If the borrower is unable to make the new payments, this can cause hardship.

Keep an eye on the interest rate as the adjustment time approaches to avoid experiencing a shock. Knowing what your adjusted payment will be ahead of schedule will allow you to allocate funds for it, shop around for an improved loan, or seek assistance in determining your options.

A Final Word

Taking out adjustable-rate mortgages is not always a risky venture if you know what is happening when your loan interest rate resets. Unlike the fixed mortgages, which have only one interest rate for the entire loan lifetime, an ARM’s interest rate may vary after a certain time and may increase significantly in particular cases. Knowing just how much you’ll owe every month can help you avoid payment shock. More importantly, it can assist you in making your monthly mortgage payment.

Don’t be discouraged—we know this list is a lot. That’s why our team at JS is so committed to serving homebuyers. We want to make the home buying experience one that preserves the excitement but sheds the anxiety. We provide clear guidance and advice to help you find the right home, at the right price, in the right neighborhood. Download our FREE planning kit and connect with us today! Let’s go find your first home!

Call Jeff @ (614) 721-0450

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