貸款的經驗分享

快樂的故事寫多了,今天來寫一個有一點慘的經驗,不過最後是遇上了貴人,順利交屋了。

買家是向曾經幾次跟listing agent 下offer的,dual agent的經驗不是太好,沒有顧及買家權益,透過朋友介紹找上了我,後來我們買了新房。

因為這買家已經有下過offer的經驗,貸款我也沒多問,只有老老實實地再把所有的disclosure/ offer 一起花時間讀過一次,確認自己的責任已盡,便向建商下了offer。

沒想到的事情太多,這買家的Pre Approval Letter是一家南灣還算有名的貸款經紀(Loan brokerage)開出來的。

  • 當初開Pre Approval Letter時連credit 都沒有check,之前有其他貸款還款卻未註銷
  • 沒想到買家自己從台灣轉來的down payment是用網路轉帳,小額小額陸續轉
  • 沒想到買家夫妻帳戶分開,沒有共同名字,多數的錢都在不是貸款人身上,銀行要算reserve的時候根本不足

買新房有prefer lender,為了credit可以拿,我們就用了prefer lender,建商趕著交屋,我們也趕著做貸款。 最後不斷銀行端找出了問題,一樣一樣需要補充說明、補足金額,加上一個非常嚴謹的underwriter,貸款做不出來了!!

經手60幾間房子,不一定每一個客戶的貸款都很順利,但是遇到貸款被完全拒絕還是第一次,失敗的經驗讓我自責,也從中學到教訓,希望寫出來跟大家分享,避免錯誤再次發生。

現在我還是希望與客人第一次都能見面聊聊,除了了解彼此的期待與買房流程簡介以外,我同時都會推薦一個以上資深的貸款經紀讓客人比較利率、貸款費問,並且仔細詢問銀行對於金流的要求。

請務必配合貸款經紀,讓銀行先查核信用分數,接下來所有的Down Payment來源,不管是在哪一個國家、是否涉及父母贈與、如何轉帳、如何交付都要follow 貸款經紀的指示,避免將來出錯,輕者賠償延長貸款時間的費用,最大的損失是會賠償3%押金。

這客戶的房子是順利交屋了,遇到問題時,不管如何先把貸款做下來,順利交屋再說,有更好的利率再做refinance。如果利率有跌,還算幸運。如果利率一路漲,加上賠給seller的錢橫豎都是損失。

買房是人生大事,攸關大筆金額請務必謹慎以對。還是重申,我不是貸款經紀,相關問題,請諮詢有執照的資深貸款經紀。另外,我們地產經紀轉介紹貸款經紀,是不能拿取任何佣金或rebate,kickback這是違法的,我們轉介的人,看重的是經驗老道且合作順利的經紀。貸款順利、買 (賣)屋順利是我與貸款經紀要努力為你做的事。

貸款試算器 https://www.mortgagecalculator.org/

以前寫過的文章,貸款名詞解釋

10個您需要知道的買房出支

如果您是首次購屋者,瞭解您必須支付出的以下十項買房額外費用,可以幫助您在付錢時比較有心理準備。
1.誠意金 (Earnest money)
為了證明您是有誠意的想要購買房屋,必須支付1%至2%的總購買價為誠意金。誠意金的大小是會根據市場因素而改變,如果您所在地區的房屋買賣市場很熱門,賣家可以要求比較多的誠意金,相對的如果市場冷卻,賣方可能只需要非常小額的誠意金。另外各州政府也有不同的誠意金金額規定管理。
2.託管賬戶 (Escrow account)
託管賬戶基本上是一種貸款公司確保您有足夠的資金來支付相關稅費和貸款保險。您需要支付的金額依照地區、貸款公司、貸款類型而異,可能包括了數個月至一年的費用。託管賬戶通常是在訂金低於20%以下所需,同時也是FHA首次購屋貸款強制必須要有的,但VA退伍軍官貸款並不需要。
3.貸款手續費 (Origination)
手續費通常金額頗高,這是必須支付給貸款經紀人或是貸款公司的手續費,包括承銷、始發和處理代理價錢。手續費通常只是貸款總金額的一小部分,通常為總金額的1%,請記得找貸款時還是得貨比三家。
4.房屋檢驗費用 (Inspection)
您要確保新家沒有任何損毀或是結構上的問題,例如漏水、害蟲、發霉等問題,就必須支付房屋檢驗費。通常房屋檢驗費大約介於$300至$500元左右,房屋檢驗可偵測出結構問題,淹水可能性,和其他重大問題。害蟲檢驗費用大約為$150左右,一般檢驗的重大害蟲為白蟻。
5. 律師費用 (Attorney)
少數地區在房屋成交時必須有律師在場,例如喬治亞州,大部份地區則不需要。如果您的所在地需要有律師協助成交,您就得支付律師費用。
6.信用檢查 (Credit check)
雖然網路上有免費的信用檢查,但一般貸款公司都不會接受這種免費報告,貸款公司所需信用檢查大約為30元。
7.額外保險 (Extra insurance)
如果您住在天災較多的地區,可能需要購買額外的保險,例如洪水、地震險等等。
8.估價費用 (Appraisal)
您的貸款公司一定要在知道房產公平價值後才會願意貸款給您,房地產估價費用大約為200至400元左右,以地區和房屋大小各有所異。
9.產權過戶費用 (Title Company)
您必須支付產權過戶費用給過戶公司,確保房產所有權是明確無誤的,通常貸款公司會推薦過戶公司給您,但您也可自己找尋合作公司。
10.土地勘測費用 (Survey)
土地勘測並不是必須的,但是貸款公司可能會要求您使用專業土地偵測,來確認您的地產大小界線,價格大約100元左右。
記住:您有議價能力,貨比三家,多做功課瞭解您的地區的平均費用,如果您對價錢不滿意,可議價,也可尋找別家公司服務。
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10 Home-Buying Costs You Need to Know About
*********************************************************
If you’re a first-time home buyer, you might get a little queasy when the last line of your good-faith estimate comes in at several thousand dollars. And after the color returns to your face, you might also be a little more than perplexed by some of those fees.
Knowing what you’re paying for—like these 10 common costs—can ease that check-writing pain.
1. Earnest money
To prove you’re “earnest” in your purchase commitment, expect to plunk down 1% to 2% of the total purchase price as an earnest money deposit. This amount can change depending on market factors. If demand in your area is high, a seller could expect a larger deposit. If the market is cold, a seller could be happy with less than 1%.
Other governing factors like state limitations and rules can cap how much earnest money a seller can ask for.
2. Escrow account
An escrow account is basically a way for your mortgage company to make sure you have enough money to cover related taxes and mortgage insurance. The amount you need to pay varies by location, lender, and loan type. It could cover costs for a few months to a year.
Escrow accounts are common for loans with less than a 20% down payment and mandatory for FHA loans, but it’s not required for VA loans.
3. Origination
The origination fee is a hefty one. It’s the price you pay the loan officer or broker for completing the loan, and it includes underwriting, originating, and processing costs.
The origination fee is a small percentage of the total loan. A typical origination fee is about 1%, but it can vary. Use your good-faith estimate to shop around.
4. Inspection
You want to be assured your new home is structurally sound and free of surprises such as leaks or pests living in the walls. Those assurances come with a price.
Home inspection: This is critical for home buyers. A good inspector will be able to notify you of structural problems, flooding issues, and other potentially serious problems. Expect to pay $300 to $500 for a home inspection, although cost varies by location.
Radon inspection: An EPA-recommended step, this inspection will determine whether your prospective home has elevated levels of the cancer-causing agent radon. A professional radon inspection can cost several hundred dollars.
Pest inspections: Roaches are one thing. Termites are a whole different story. Expect to pay up to $150 for a termite inspection.
5. Attorney
Some states, such as Georgia, require an attorney to be present at closing. In some other areas, this is optional. If you use a lawyer, expect to cover the costs, which vary by area and lawyer.
It’s typical for mortgage companies to have a lawyer on their end, although they should cover the bill.
6. Credit check
Just because you can get your credit report for free doesn’t mean your lender can (and it will actually pull all three). You have to reimburse the lender, usually around $30.
7. Extra insurance
If you live in a hazard-prone area, you might need to purchase extra insurance, like for flood.
8. Appraisal
Your lender won’t loan you money for a home without knowing what its fair market value is. An appraisal will cost $200 to $400, depending on location and property size.
9. Title company
You pay this to the title company to make sure the property’s title is free and clear. Your lender will recommend a title company, but you can also shop around for one.
10. Survey
It’s not required in all instances, but your lender may require a professional surveyor to determine exactly where your property lines are drawn. Prices vary widely, but expect to pay at least $100.
Remember: You have bargaining power. Shop around to get a feel for what rates and fees apply in your area. If you aren’t sure what a lender is charging, ask for an explanation—the charge might not be set in stone. If you’re unhappy with a charge, negotiate.
(Info Source: Realtor.com & wordpress.com)

矽谷買房子/ 租房子,哪一個划得來?Trulia的Rent vs. Buy計算器

找到了Trulia有一款很好用的工具——「Rent vs. Buy計算器」

讓使用者根據租金、買房目標價、貸款利率、稅率、打算居住多少年來分析出買房、租房怎麼樣比較划算

http://www.trulia.com/rent_vs_buy/

http://www.realtor.com 也有這項工具

http://www.realtor.com/mortgage/tools/rent-or-buy-calculator/#iid=finance:nav_menu:rent_vs_buy

大家不仿比價、比較一下

精確地計算後,就能為自己的買房計畫做出打算!

我個人跑了多年的財經新聞與房地產新聞,這項計算器沒有評估到個人家庭風險等,通常我會建議客人,若要買房貸款,一定要至少預留半年房貸準備金,對於家庭保障最完整。

Ming Wei Chien (Maggie)
Cell: 408-505-3003
Email: chienmingwei@gmail.com
BRE #01973756

Green Valley Realty
Office: 408-512-5712 / Fax: 408-512-5717
19620 Stevens Creek Blvd. Ste 280
Cupertino, CA 95014

8月1日起 房貸文件將有大改動 (轉載自大紀元)

(大紀元記者唐明鏡芝加哥編譯報導)房屋買家要注意了,8月1日起新的聯邦房貸法案將生效。如果地產各行業都如期執行新的聯邦法律的話,買家注意到的只是,貸款文件更淺顯易懂了。

此時,地契公司,地產經紀人和律師都努力在截止日前做好各種準備,而房屋買家更像赴晚宴的客人,等待一道道大餐適時上桌,卻注意不到廚房裡的混亂。

由消費者金融保護局(Consumer Financial Protection Bureau, CFPB)制定的法令主要有兩個關鍵變化:交易的財務細節將更加淺白;這些文件將在簽約3天前呈交給買主,而不是在簽約那一刻,這樣買主可以有時間諮詢和研究了。

這個變化源於2008年的次貸危機(subprime mortgage meltdown),當時很多買主並沒有注意到貸款文件上的浮動利率事項,當利率驟然上漲時,他們付不起月供,被迫法拍(foreclosure)房屋。

新法令針對今年8月1日起申請的房貸。要求提供兩張表,一張是「貸款估計」(Loan estimate),給買主列出估計值,包括月供,交易費用(closing fee),簽約時需繳納的現金數等;另一張是「簽約披露表」(Closing Disclosure form),這個表會在簽約3天前提交給買主。

新法令規定,這兩張表上的數字要很接近,如果差距超過一個範圍,將會有罰款;而在過去沒有這個要求。新法令是為了避免買主遇到非常中意的房產,因為太想買下它而沒有注意到有時成交時的費用會比預期高很多。

在過去,房貸文件上都是編號條目和對應的數目,買主得需要專業人士才能理解。新法令下,文件條目是更直觀的文字,以及更明確地列出每月需付多少錢,利率浮動後月供將是多少等。

新法令下,最後一分鐘的改變將更加困難。現行法律下,具體財務數字可以在成交那一天再計算:如買主突然想保留屋裡的吊燈,實木傢俱等貴重物件;或賣方銀行重新計算地產稅估計等。

但如果文件在3天前就遞給買主的話,真正成交那一天就沒有太多修改的餘地了。當然有些改動是不可避免的,CFPB詳細列出哪些改動可以自動獲得3天順延,哪些則不可以。

Green Valley Realty
Ming Wei Chien (Maggie)
Cell: 408-505-3003
Email: chienmingwei@gmail.com
BRE #01973756

Office: 408-512-5712 / Fax: 408-512-5717
19620 Stevens Creek Blvd. Ste 280
Cupertino, CA 95014

買房步驟 (一) Pre-approval letter

mortgage-preapproval

如果想在加州買房,尤其是首購族(First time buyer),除了現金買房,一定要先到自己常往來銀行辦一張Before buying a house, get pre-approval letter first.

Mortgage Pre-Approval (Letter) 這是下標房子一定要的半正式確認函

這是由銀行開出的證明,他從您的工作證明、信用分數、收入等條件,評估貸款條件,貸款評估信函(Pre-approval letter)具體描述可貸款金額、額度等評估。

如此一來,我們在看房子之前,才能衡量收入、自備款與可貸款金額去看這範圍的房子,可以避免錯估自己能力,造成出價(Make an offer)之後 因為貸款金額不足,造成對交易之間的拖延,或因此無法買房。

值得一提的是,常常也有客人,也許因為信用極佳,貸款條件好,可以購買超出預期所設下金額的房子。

我們先把Pre-approval letter做好,我們就可以開始去看房子了!

==========================================================

如果沒有熟悉的銀行,我們公司也可以幫忙評估,需要您提供下列資料

Need:
1. Last 2 years W2 on your husband
(過去兩年的收入證明)
2. 2 most recent pay stubs for your husband
(近兩個月工資單)
3. 1 most recent bank statements (please provide all the bank accounts that you will use for the down pay of the purchase)
(近一個月銀行對帳單,如果有多家將用來繳付頭期款,請提供所有銀行)
4. If you both holds green card, please send me copies for the front and back sides of the card. (綠卡正反面影本)
If you hold H1 Visa or other type of Visa, please send me the paperwork.(工作簽證或合法居留美國簽證影本、證明)
5.  Need your car loan or car lease statement.
(汽車貸款對帳單或是租車證明對帳單)
6.  Need driver licenses copies for both of you.
(雙方駕照、護照影印本)
7.  Please complete the attached loan application as much as you can.
(我們貸款單位回寄送表格給您填寫)
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Before buying a house, get pre-approval letter first.

http://www.realtor.com/advice/finance/get-a-mortgage-preapproval/

Green Valley Realty
Ming Wei Chien (Maggie)
Cell: 408-505-3003
Email: chienmingwei@gmail.com
BRE #01973756

Office: 408-512-5712 / Fax: 408-512-5717
19620 Stevens Creek Blvd. Ste 280
Cupertino, CA 95014