Frequently Asked Questions (FAQs):

1. How long does it take to obtain loan approval?
   
2. How long will it take to close if I applied for my mortgage through a "pre-approval" program?
3. If I refinance my loan with my existing lender, will I have to pay all the closing costs again?
4. Will the lender agree to include my closing costs in the loan amount?
5. How quickly can a lender close on my home loan?
6. Can I close on a home without having to be at the closing table?
7. How much money will be required at closing?
8. Does the lender require title insurance for purchase transactions?
9. What homeowner's insurance requirements will I need to meet at closing?
10. What is an escrow account?
11. Are there any limitations on how much lenders can collect from a borrower for the borrower's escrow account?
12. Can I have my mortgage payment deducted automatically from my checking or savings account each month?
13. Will a lender allow me to pay my mortgage payment with a credit card?
14. Is there a place I can view my mortgage account online?
15. How can I determine what mortgage amount I will qualify for?
16. What is the difference between a pre-qualification analysis and a pre-approval application?
17. How do I determine which mortgage product will meet my needs?
18. Do most mortgage lenders provide construction loans?
19. Will there be a fee charged at the time of application?
20. Do I need to fill out an application?
21. What documents will typically be requested when I make application for a first mortgage loan?
22. Do most lenders require a homeowner's inspection?
23. What is PMI and why is it required?
24. What is the minimum down payment required by a lender in order to eliminate PMI?
25. How long will I be required to have PMI on my loan?
26. How much does mortgage insurance cost?
27. Do lenders offer any alternative to mortgage insurance?
28. What is an origination fee?
29. What is a discount point?
30. May I pay additional discount points to reduce my interest rate?
31. What are lender fees?
32. How are rates determined?
33. How can I compare rates and fees when shopping for a mortgage?
34. What is the difference between APR and interest rate?
35. Why is the Annual Percentage Rate (APR) on the Truth-in-Lending disclosure higher than the rate shown on my mortgage note?
36. What is prepaid interest?
37. What is the difference between 'locking' and 'floating'?
38. What is a 60-day lock?
39. When can I lock and how much does it cost?
40. What is title insurance?

1. How long does it take to obtain loan approval?
   Depending on your credit history, down payment, and the the loan program, some lenders may be able to approve your mortgage in as little as 24 hours. The average number of days from application to approval will vary from lender to lender. However, 7-10 business days is typical.
   
2. How long will it take to close if I applied for my mortgage through a "pre-approval" program?
   If you applied through a "pre-approval" program and were approved, some lenders can close within 3 weeks after a purchase contract has been signed. In most cases, 45-60 days from application to closing is typical. Each lender's timeframe will vary and the transaction itself may cause the timeframes to vary.
   
3. If I refinance my loan with my existing lender, will I have to pay all the closing costs again?
   Typically, yes, as there is a cost to process any new loan application. This cost may include fees paid to third parties, such as the appraisal provider and the title and closing providers.
   
4. Can the lender include my closing costs in the loan amount?
   On a purchase transaction, you typically cannot finance your closing costs into the loan amount. Some lenders do, however, have special programs under which you may be able to finance some, or all, of the costs by agreeing to a slightly higher interest rate. Also, if you are refinancing, you may be able to refinance some, or all, of your closing costs.
   
5. How quickly can a lender close on my home loan?
   Many lenders can facilitate closing 2 to 3 weeks after you have agreed on a purchase contract for a home. If you need more time, you can take as long as you need, while still closing prior to any rate lock expiration dates. Many lenders require 30-60 days from purchase contract and application to closing.
   
6. Can I close on a home without having to be at the closing table?
   Many lenders are willing to accommodate what is termed a "mail away" closing. You may also appoint someone to act for you by using a Power of Attorney. In this scenario, you would actually assign someone to sign on your behalf. Each state has its own specific requirements, so please check with your closing agent for state specific requirements. If you select a "mail away," the lender will coordinate overnight delivery of the documents to ensure a timely closing. Please note this process may require some additional coordination time.
   
7. How much money will be required at closing?
   You should consult with your individual lender and closing agent; however, the amount of money needed for cash to close is comprised of your down payment, closing costs, as well as the prepaid items for your initial taxes and insurance escrow accounts. A lender is required to provide you with a good faith estimate of settlement costs at the time of application. Also, typically within 24 hours prior to your closing, the closing agent will provide you with the final sum of money required for the closing.
   
8. Does the lender require title insurance for purchase transactions?
   Yes, a Mortgagee's Title Insurance Policy will be required on purchase transactions.
   
9. What homeowner's insurance requirements will I need to meet at closing?
   Most lenders require a one-year paid receipt for homeowner's insurance policy for at least the amount of the mortgage at the loan closing.
10. What is an escrow account?
    An escrow account is typically established at the time you close your mortgage loan. This account is held by the lender for the future payments of recurring items relating to the mortgaged property, such as real estate taxes and insurance premiums, as they become due. Lenders usually require you to pay an initial amount for each of those items to start the reserve account at the time of closing.
    
11. Are there any limitations on how much lenders can collect from a borrower for the borrower's escrow account?
    Lenders are required to follow the standards set forth in the Real Estate Settlement Procedures Act (RESPA) and applicable state law. RESPA and some states set limits on the amount which can be collected by the lender to pay for escrow items, such as property taxes and insurance, and place a cap on the amount of the reserve. Reserves are funds that a servicer may require a borrower to pay into an escrow account to cover unanticipated disbursements which will need to be made before the borrower's payment is available in the escrow account. There are limits on the additional amounts that can be collected as reserves.
12. Can I have my mortgage payment deducted automatically from my checking or savings account each month?
    Typically, after closing your mortgage loan, you will have the option of enrolling in an automatic mortgage payment program. You may be asked to provide an authorization form with a voided check or savings account slip attached to set up the draft. The payment is typically debited on a preset day each month.
    
13. Will a lender allow me to pay my mortgage payment with a credit card?
    Most lenders do not allow mortgage payments to be charged to a credit card. However, some lenders can set up an automatic mortgage payment in which your payment will be taken from your checking account each month. This means that you would not need to remember to send a check each month.
14. Is there a place I can view my mortgage account online?
    Most lenders provide the ability to view your account online. Ask your loan consultant if your mortgage will have this capability.
15. How can I determine what mortgage amount I will qualify for?
    Based on your income, your current debts and estimated down-payment, your lender can usually help you determine the maximum mortgage amount for which you could qualify within minutes. Many lenders have a toll-free 800 number where you may speak with a mortgage professional or you may also reference the lender's mortgage calculator located on its mortgage Internet site. This process is frequently referred to as a "pre-qualification analysis".
    
16. What is a pre-approval application?
    A mortgage loan pre-approval typically results in a written loan decision following a complete mortgage application. You can typically apply for a pre-approved mortgage prior to signing a purchase agreement for a home. A pre-approval can also add to your negotiating strength when you are ready to make an offer on a home.
17. How do I determine which mortgage product will meet my needs?
    Everyone's situation is different. Most people will benefit from either consulting by phone or in person with a loan consultant who is committed to discovering your needs, and helping you match those needs with a suitable mortgage product.
18. Do most mortgage lenders provide construction loans?
    Many mortgage lenders have construction-to-permanent financing loan programs. Programs will vary with each individual lender. Typically, a construction loan is an interim loan secured by the property on which a dwelling is being constructed. The funds are usually disbursed throughout the construction period and replaced with permanent financing once the construction is completed. You may also choose to utilize separate lenders for the construction financing and the permanent financing.
19. Will there be a fee charged at the time of application?
    Application fees vary. This fee is generally used to cover the cost of the appraisal and credit report and other items required to process the loan.
20. Do I need to fill out an application?
    Yes, but you may be able to complete the application verbally right over the phone with a loan consultant. A copy of your application will be provided at the closing, which you will need to review and sign at that time.
    
21. What documents will typically be requested when I make application for a first mortgage loan?
    Frequently lenders will request: W2's, paystubs, bank statements, and the purchase contract on the home you are buying. Documentation requests vary by loan type and lender.
22. Do most lenders require a homeowner's inspection?
    No, a homeowner's inspection is generally requested by the buyer as a condition to the purchase of the home. Many homebuyers, however, will make the purchase of their home contingent upon a homeowner's inspection. A homeowner's inspection should not be confused with an appraisal, which is required by most mortgage lenders in order to support the valuation of the mortgage security.
23. What is PMI and why is it required?
    Private mortgage insurance (PMI) is insurance written by a private company that protects the lender from losses in the event the borrower defaults on the mortgage. Private mortgage insurance limits a lender's exposure to financial loss resulting from loan default. If you make a down payment of less than 20%, even if you have a good credit profile, lenders generally require private mortgage insurance.
24. What is the minimum down payment required in order to eliminate PMI?
    Typically, on a primary residence, the minimum that you need to put down to eliminate PMI is 20%. If you are putting less than this down, but wish to avoid PMI, your lender may have alternative products and pricing options they may offer in lieu of PMI.
25. How long will I be required to have PMI on my loan?
    The Homeowner's Protection Act of 1998 allows borrowers whose loans originated after July 29, 1999, to request cancellation of PMI at 80% loan to value (LTV) based on amortization or actual payments if the borrower has a good payment history, if the borrower provides evidence the property value has not decreased, and certifies there are no subordinate liens on the property. Lenders are required to terminate borrower paid PMI at 78% LTV based on the amortization schedule if the loan is current. If none of the above is done, PMI will terminate automatically at the midpoint of the loan term.
    For loans originated prior to July 29,1999, PMI guidelines will vary from lender to lender and can change at any time. Some investors will not allow the cancellation of PMI. Typically, PMI is required on your loan for a minimum of 24 consecutive payments absent any law to the contrary. After that time, if you have 20% or more equity in your property and meet certain other conditions, you may request to have it removed. Typically, there is no guarantee that your PMI will be removed, and most loan investors will require a new appraisal at your expense prior to removing PMI.
26. How much does mortgage insurance cost?
    The cost of PMI is divided into two parts. The first part is a payment made at the time of closing. The second is an ongoing payment made each month with your principal and interest payment.
27. Are there alternative to mortgage insurance?
    You definitely have options. Explore mortgage insurance alternatives offered by your loan consultant that allow you to avoid private mortgage insurance altogether.
28. What is an origination fee?
    The amount charged for services performed by the company handling the initial application and processing of the loan.
29. What is a discount point?
    A discount point is paid to the lender to permanently buy down or lower an interest rate. It is usually a percentage of the loan amount.
30. May I pay additional discount points to reduce my interest rate?
    Yes, most lenders will allow you to pay additional discount points to lower your interest rate.
31. What are lender fees?
    Lender's fees are fees that offset the cost of producing the loan. Different companies may refer to them by different names, such as, processing fees or underwriting fees.
32. How are rates determined?
    Rates are determined by the stock market and other financial indicators. These rates can change daily or even more than once within the same day. The changes are based on many different economic indicators in the financial markets. To obtain current interest rates, contact your mortgage lender.
33. How can I compare rates and fees when shopping for a mortgage?
    When comparison shopping, look at points, fees and the Annual Percentage Rate (APR). The APR includes the fees that are charged on your loan. Although one lender may have a slightly lower rate, they may charge more fees, and hence have the same APR as a lender with the slightly higher rate.
34. What is the difference between APR and interest rate?
    The APR (annual percentage rate) reflects the cost of your mortgage loan as a yearly rate. It also incorporates the cost to obtain the loan, such as discount fees and loan origination fee. The interest rate is the actual note rate.
35. Why is the Annual Percentage Rate (APR) on the Truth-in-Lending disclosure higher than the rate shown on my mortgage note?
    The rate reflected on the APR shows the cost of the credit as a yearly rate. This rate is generally higher than the rate stated on your mortgage note because, in addition to the interest rate, APR includes other costs such as origination fee, loan discount points, pre-paid interest, and mortgage insurance. The APR allows you to compare, in addition to the interest rate, the total cost of financing your loan, among various lenders.
36. What is prepaid interest?
    This is the interim interest that accrues on the mortgage loan from the date of the loan closing to the beginning of the period covered by the first monthly payment. For example, if your closing date is scheduled for June 15, the first mortgage payment is due August 1. The lender will calculate a per-day interest amount that is collected at the time of closing. This amount covers the interest accrued from June 15 to July 1. Some lenders prohibit the collection of prepaid interest.
37. What is the difference between 'locking' and 'floating'?
    A lock gives you a specified period of time — usually 15 to 45 days — of protection from financial market fluctuations in interest rates by setting the range of pricing available to you.
    Your final rate, which may not be determined until closing, will reflect the pricing that was available at the time you locked for loans with your specific transaction characteristics and your credit profile. While locking does not guarantee that a specific rate will apply, it does ensure that your loan pricing will be unaffected during the lock-in period by changes in financial market conditions.
    If you choose to "float" or defer "locking," your rate will fluctuate with the market and will be subject to both upward and downward movements in the market. The benefit to floating is if interest rates were to decrease, you would have the option of locking in at a lower level of rates.
38. What is a 60-day lock?
    This lock gives you 60 days of protection from financial market fluctuations in interest rates by setting the range of pricing available to you. Your final rate, which may not be determined until closing, will reflect the pricing that was available at the time you locked for loans with your specific transaction characteristics and your credit profile. While locking does not guarantee that a specific rate will apply, it does ensure that your loan pricing will not be affected for the next 60 days by changes in financial market conditions.
39. When can I lock and how much does it cost?
    Most lenders will allow you to lock once you have found a property and as late as up to five business days before closing. Some lenders may allow you to lock prior to finding a property. Rate locks and fees vary by lender.
40. What is title insurance?
    Title insurance provides the lender and the buyer (if you purchase owner's coverage) with coverage for losses resulting from specific title defects listed in the policy. In cases where land and property have changed hands over time, there is always the possibility an error has occurred. If an error has occurred, it may be that someone else may be in title to or have an interest in the property, that improvements encroach on property lines or that other similar problems may exist. In these scenarios, if you do not have title insurance you could lose your investment in your home. Lenders require "lender's coverage" to protect their investment and it only protects the lender. Owner's coverage is optional and provides separate coverage for the borrower.

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