Welcome To My Mortgage, Credit, and Real Estate Blog!

Posted by Greg in Announcements on April 12th, 2009

Hello my name is Greg Phillips and I am a Loan Officer at Fairfield Mortgage Company. I have been closing mortgages since 1999. I am able to do business in all 50 United States. Our office is located in Lancaster, Ohio. I have helped people all over the United States with their Purchase and Refinance needs. I have testimonials you can view from satisfied customers at the following url: http://www.businesswithgreg.com/mytestimonials.html

My main website is located at http://www.businesswithgreg.com. There are several pages on my web site about every detail regarding obtaining a mortgage. I also have a Message Board where you can post questions specific to your individual needs. That can be found here: http://www.messageboard.businesswithgreg.com

 I write articles related to the mortgage, credit,  and real estate industry here on my blog. Feel free to click the comment button and add a question or remark about any of my posts.

I appreciate you visiting my blog and wish you the best.

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The Home Purchase Season Is Among Us. How this year will help all together.

Posted by Greg in Uncategorized on June 24th, 2009

Well, the good news is home prices seem to be on the rise. My client base is about 75% purchase and 25% refinance. It is buying season. This year should be better than last year. This years home sales will help the people needing to refinance too. Hopefully some area’s will see new sales to compare refinance transactions too.

On a side note I am visiting real estate companies weekly and they seem to be staying busy. Some are sitting back and waiting for things to happen. I am making them happen! People need to know that loans are readily available and they may have to do a little work to get them. 70% of America has a credit score over 660. Most lenders require a 620. Plenty of qualified buyers! Thanks for reading.

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Mortgage Rates Rally Back Then Stall

Posted by Greg in Uncategorized on June 18th, 2009

Yesterday was a trying day for loan officers trying to decide whether locking a rate was a good idea or not. Rates have steadily increased since Wednesday June 3rd. On June 11th and 12th we thought we were heading toward disaster as we saw rates climb to 6% with several lenders.

Monday and Tuesday they rallied back. Then yesterday morning we were seeing 4.875% and 5.00% with the best priced lenders. To lock or not to lock?

I pulled the trigger early on several of my loans. When you see something good you simply take it. Then the middle part of the day started off with adjustment after adjustment as rate continually got worse. There is one thing that is certain in this industry. When you see something good for you take it!

I always say there are 2 types of people in the world we live in. Those who are stable and take advantage when it is available then there are those who are risk takers and gamble. You either win big or lose it all.

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Canal Winchester Ohio Mortgage Loans – Purchase and Refinance

Posted by Greg in Uncategorized on June 18th, 2009

Greg Phillips has been closing mortgages in Canal Winchester Ohio since 1999. Whether you need a purchase loan or a home refinance I can help. I have several options available for you to choose from. I also deal with 30+ lenders so I can always find you the lowest interest rate. We have local underwriting and processing to make your loan close fast.

I am able to service all 50 United States. Please visit my website for more information about how I can help you. If you wish you can call me directly at the numbers in my contact me tab to apply or click apply online at the top of this article. I will be in touch with you asap.

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Chillicothe Ohio Mortgage Loans – Purchase and Refinance

Posted by Greg in Uncategorized on June 18th, 2009

Greg Phillips has been closing mortgages in Chillicothe Ohio since 1999. Whether you need a purchase loan or a home refinance I can help. I have several options available for you to choose from. I also deal with 30+ lenders so I can always find you the lowest interest rate. We have local underwriting and processing to make your loan close fast.

I am able to service all 50 United States. Please visit my website for more information about how I can help you. If you wish you can call me directly at the numbers in my contact me tab to apply or click apply online at the top of this article. I will be in touch with you asap.

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Lancaster Ohio Mortgage Loans – Purchase and Refinance

Posted by Greg in Uncategorized on June 18th, 2009

Greg Phillips has been closing mortgages in Lancaster Ohio since 1999. Whether you need a purchase loan or a home refinance I can help. I have several options available for you to choose from. I also deal with 30+ lenders so I can always find you the lowest interest rate. We have local underwriting and processing to make your loan close fast.

I am able to service all 50 United States. Please visit my website for more information about how I can help you. If you wish you can call me directly at the numbers in my contact me tab to apply or click apply online at the top of this article. I will be in touch with you asap.

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Mortgage Rates Increase Dramatically

Posted by Greg in Mortgage Related on May 27th, 2009

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Today the bubble busted as lenders continued to offer low rates despite the continued increase in the note rate. Lenders were holding out and hoping the the fed commitment up to 1.25 trillion for purchasing mortgage securities would stabilize if not lower note prices. Unfortunately they have steadily increased and lenders finally adjusted rates accordingly. Some rates increased up to a full 1% which is a huge jump from the low to mid 4% rate we have enjoyed for several months. Yield on Fannie Mae and Freddy Mac bonds rose 4 days in a row and exceeded where they were before the federal announcement to purchase mortgage securities.

The feds wanted to keep mortgage rates low to spur more home buying. Home buying is a huge part of our countries economic recovery. We also rely on other countries to purchase our debts and they are growing weary to continue to invest in them. The feds simply cannot continue to spend they way they are. Rapid inflation fears are growing. If the long term treasury rates continue to increase the mortgage rates really have no other place to go but up.

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S. 896 Helping Families Save Their Homes Act of 2009

Posted by Greg in Mortgage Related on May 20th, 2009

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Today President Obama signed S. 896 Helping Families Save Their Homes Act Of 2009 into law. The bill places additional restrictions and requirements on Homeowners and Mortgage Servicers. It also gives government the authority to get more involved in the Loan Modification process.

It permanently enforces the $250,000 FDIC insurance on deposits. It establishes a Nationwide Mortgage Fraud Task Force to address mortgage fraud. There will be a toll free number to call and report fraud and the task force will have authority to investigate state and local legislation’s.

A mortgage servicer will no longer be able to initiate foreclosure without completing mitigation provisions in the title II of this act and they must use the Homeowner Affordability and Stability Plan.

A summary of the bill can be found here.
This actual bill is located here.

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HUD May Allow FHA Down Payment To Come From First-Time Homebuyer Tax Credit

Posted by Greg in Mortgage Related, Real Estate Related on May 12th, 2009

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The National Association of Realtors held their mid year Legislative Meetings & Trade Expo in Washington, D.C. today. They along with many other supporters are trying to find ways for people to be able to purchase homes. One suggestion which found support was being able to use the First-Time Homebuyer tax incentive as a down payment on their new home.

Shaun Donovan, a secretary of HUD, said that FHA is going to permit lenders to accept these funds to be used as a down payment. They will be monetized through a short term bridge loan. The eligible buyer will then have access to all the funds at the closing table.

I think this is great news for home buyers who do not want to put money down on a home and they will start off with a nice deposit into their savings account. USDA continues to provide a 100% loan with no down payment. So does VA. But, if you are not a Veteran and you do not want to live in a Rural Area then you currently need at least 3.5% down. You may be able to use each states grant program for help. Unfortunately using the state program comes at a price. The interest rates are higher and the grant is a lien on your home.

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H.R. 1728 – Mortgage Reform and Anti-Predatory Lending Bill of 2009

Posted by Greg in Mortgage Related on May 7th, 2009

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The House of Representatives voted on H.R.1728 today which is called the Mortgage Reform and Anti-Predatory Lending Bill of 2009. They passed this bill by a vote of 300 to 114 which seems to make passage of the bill in some shape or form inevitable.

The bill has language that would prohibit certain practices in the industry in order to protect consumers. Many in the industry argue that certain provisions in the bill may harm consumers. They warn congress that in it’s current shape and form small business owners in the industry would be unable to sustain profitability to stay in business. Also consumers would have less control or options when obtaining a loan. Although I do not 100% agree that this will be the result it does make sense.

I have 1 big problem with the bill or any bill related to mortgages. The language targets Mortgage Brokers and they way they operate. The bill states that “yield spread” is disallowed. Yield Spread is the compensation paid to the broker by the lender.

Yield Spread involves a broker, not a banker, selling a consumer a higher interest rate and the higher the rate is the more compensation they receive. They fully disclose this amount on every transaction.

Now on to the problem. Banks do the same thing. They are who brokers use to do the loans. They are the ones who allow the broker to be compensated in this manner. So why are banks blasting brokers for this practice? It makes no sense to me.

What the general public does not know is when you deal with a banker they normally do the same thing. But, it is not called yield spread. It is called service release premium. The loan officer at the bank does not have to disclose this amount to the customer. They can increase their rate and a customer will never know they paid a higher rate in order for the bank to make more money. The loan officer normally receives increased compensation for doing this. It is a formality. Yield Spread and Service Release Premium are not defined as one in the same.

In other words this part of the bill will hurt a broker and leave a banker with the same power over the consumer’s loan.

The bill contains more provisions that are 100% needed and you can see the bill passed by the house by clicking the link below:

http://www.govtrack.us/congress/bill.xpd?bill=h111-1728

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Mortgage Lenders Raising Credit Score Requirements? 620 Now and 660 Soon?

Posted by Greg in Credit Related, Mortgage Related on April 28th, 2009

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This month 1 of my lenders raised their minimum credit score requirement to a 660. At first I thought this would be a 1 off situation where a lender had a limited credit line for funding loans. That they were just playing it safe and changing their business model so they could offset loss.

Yesterday one of my major lenders issued a memo stating the same. They raised their requirement on all loans to a 660. I am starting to suspect this may be industry wide in the near future. Last time the industry made a transition like this it started with 1 then 2 and eventually all wholesale lenders who were in the mainstream of the industry were at 620 on almost all mortgage programs.

It was not until 4/10/2009 that the last lender I dealt with for scores less than 620 changed their requirement and went straight to a 660.

I agree that changes need to be made in the industry to prevent losses on mortgage loans but this latest change is taking it too far. I have seen thousands of credit reports in my time and sadly I agree that a 620 minimum score was a good move to make. Very few borrowers with less than a 620 display a continued effort to maintain payments on their bills.

Credit scores ranging from 620 to 660 is another story. Yes the risk is higher for the lower credit scores. However, more guidelines can be established that filter out higher risk applicants. Some lenders have tried to do this and I am hoping the results show that these credit scores can be filtered. Guidelines such as 3 minimum open trade lines. This filters out new credit or inexperienced borrowers. Maybe they should try no 60 day late payments on any accounts in the last 24 months or something similar in nature.

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There simply is more that can be done and I hope they can try that before cutting out the segment of the credit market.

Maybe these in fact are isolated cases for companies who have very high default rates and simply need to make the change to reverse their default ratio as quickly as possible. I will report if these companies go under. That is a strong possibility.

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