Home owners across the country are facing adjustable rate mortgages that having increasing payments that make on time payments next to impossible to make. If you are a home owner that is facing this stress because you missed two or more mortgage payments you need to be aware of how serious of a problem you face and what you can do about it.
Dealing With Multiple Late Payments
The first thought for people with past due mortgage payments is the fear of foreclosure and losing their home. While technically a mortgage lender can start to foreclose after just one late payment many lenders will not start until you are 120 days past due. So even with two missed mortgage payments you should still be in the safe zone, at least for a little while.
When you miss your first mortgage payment you will limit your ability to refinance with a conforming mortgage for a minimum of 24 months. You will also not be eligible for FHA or VA financing for a period of 12 months. The only way you will be able to refinance with multiple late payments is to get a sub prime mortgage, and you will more then likely be limited to borrowing no more then 70% of your homes appraised value.
Once you miss your second mortgage payment your options now almost begin to fade away into nothing. Since the recent sub prime crisis most of sub prime lenders programs for borrowers with multiple late payments have all but disappeared. The best option at this point is to call your mortgage holder and work out a repayment plan with them. If your loan was an adjustable mortgage you should ask them for a loan modification. This is where the lender will either give you a fixed rate mortgage or stop any additional rate increases for a set period of time.
The most extreme option for home owners who are missing mortgage payments is to sell the home and either move into a more affordable home or rent until they can save up a good down payment for a similar home. While no one wants to lose their home sometimes it is the best option, and in many cases it will inevitably happen through foreclosure. At the very least you can save your credit rating by selling the home before a foreclosure happens.
Honesty is going to be your best option when you are in this type of situation. Your mortgage holder will be more the likely to help you if you contact them early and are up front and honest with them about your current situation. But you should also be honest with yourself and never try to save a home you just cannot afford, it will wind up costing you more money, stress and credit points then it is worth.
By: Darin Sewell
Posts Tagged ‘Adjustable Rate Mortgages’
Your Options When You Missed Two Mortgage Payments
January 12th, 2010Fixed Rate Home Equity Loan Versus Adjustable HELOC: Comparing 2nd Mortgage Loans
December 19th, 2009
Many people think of a second mortgage as a fixed interest, lump sum loan. However, that is only one form of a second mortgage. A second mortgage is actually ANY secondary lien on your home–secured loan with your home pledged as collateral. Second mortgages are typically categorized as fixed mortgage rate home equity installment loans (HELs), also known as home equity loans, and home equity lines of credit (HELOCs) which are adjustable rate mortgages.
The Federal Reserve states that the home equity line of credit annual percentage rate (APR) is a variable rate loan based solely on a publicly available index (such as the prime rate published in the Wall Street Journal or a U.S. Treasury bill rate). The APR does not include points or other finance charges. The monthly payment amount will adjust as your loan balance and interest rate changes. Loan terms can be anywhere from 15 to 30 years.
HELOCs have a draw period, typically occurring in the first 10-15 years, with the remaining term on the loan referred to as the repayment period. During the draw period, you can draw out money on a revolving basis similar to a credit card without applying for a new loan, as long as the amount does not exceed the total amount of the original HELOC. During the repayment period you may be allowed to renew the credit line. If your plan does not allow renewals, you will not be able to borrow additional money once the draw period ends. Interest is paid only on the amount of equity you use.
A Home Equity Installment Loan (HEL) is a fixed mortgage rate loan, which means the annual percentage rate (APR) and monthly payment will stay the same for the life of your loan. The APR for a HEL takes into account the interest rate charged plus points and other finance charges. Loan terms can be anywhere from 5 to 30 years, but are typically 15 to 20 years. Unlike a HELOC, you get a lump sum for which you immediately start paying principal and interest. If you decide later that you need additional funds, mortgage refinancing or getting an additional loan with additional closing costs are your only options.
Which type of loan you choose depends on your financial needs. A HELOC may be best if you have a recurring need for money (e.g., home improvements or a home repair project that has anticipated additional expenses). The security of a fixed-rate 2nd mortgage will probably provide much-needed relief for a large one-time expense (e.g., debt consolidation).
By: Maria Ny