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What is the Best Way to Pay for Home Renovations?

What is the Best Way to Pay for Home Renovations?

With the housing market red hot these days thanks to low interest rates and limited inventory, many homebuyers are considering properties that need some work just to be able to afford a home. And some homeowners who would prefer to trade up are instead tu

May 05, 2021 |

Condo or Townhouse - Does it Matter?

Condo or Townhouse - Does it Matter?

If you’re in the market for smaller home with less maintenance and cost, you’ve probably considered both condos and townhouses. However, you might not have realized that there are differences between the two in the types and cost of mortgages you can get.

Apr 28, 2021 |

There are LOTS of Reasons why You Might Want to Refinance

There are LOTS of Reasons why You Might Want to Refinance

Mortgage interest rates have been creeping up from their historic lows over the past few months, but they are still extremely low. That means refinancing remains a great option for those looking to save money. However, even as rates climb, there are plent

Apr 21, 2021 | Refinancing a Home

How Mortgages Are Affected by Property Use

How Mortgages Are Affected by Property Use

The way you plan to use a home determines what type of mortgage loan you can get. There are three main types of property covered by home loans: primary residence, second homes, and investment property.Primary ResidenceA primary residence is a home where y

Apr 14, 2021 |

Should I Buy a New or Existing Home?

Should I Buy a New or Existing Home?

A recent survey from the National Association of Home Builders found that the number of prospective home buyer looking for a new home more than doubled during the past year. At the same time, the number of those searching for only existing properties fell

Apr 07, 2021 | Purchasing a Home

What Loan Options are Available for Rental Properties?

What Loan Options are Available for Rental Properties?

While the COVID-19 pandemic has hit many Americans hard financially, for others who have been able to hold onto their jobs, it has been a time of saving money on commutes and lack of vacations and entertainment. That extra cash, coupled with the fact that

Mar 31, 2021 |

                                          Don’t Get a Mortgage from a Company that has “Bank” in its name

When buying or refinancing a home, most people don’t even know the first place to start the process. While some may know someone that knows someone, the majority turn to a bank that they have dealt with in the past or an advertisement they see on television for their first call. Others will turn to the internet and take a shot in the dark to see if they hit the target. Unfortunately for these people, after everything is said and “closed”, they realistically didn’t ever have a chance to really see the target. With all of the marketing gimmicks that you see (No closing costs, no money down, $5000 incentive if you pick this lender….. Blah, Blah, Blah!!!!!!), it is very difficult to understand what is the best path and the most sound financial decision when buying a home.

 Before the crash in 2009, everybody played the rate game with lenders, and whoever gave the borrower the best rate won. What most people didn’t realize was that the higher the rate, the more money the bank would make. This was called a yield spread premium. The higher the rate, the higher the yield in the bank’s pocket. Well, that is not the case anymore. The best rate is not always the best decision. Since the controversial “Dodd Frank Act”, the rules have changed drastically, and what most do not realize, this is what changed the game for consumers in a very positive way. Instead of the bank getting paid more when they charge a higher rate, now the homebuyer gets the paycheck the bank used to get to put towards their own closing costs. Yield Spread premium is now called a “Lender Credit”. This means that you can now decide on the rate that best fits your financial situation. For example, at 4% interest on a 30 year conventional mortgage the lender will pay 1% of the loan amount towards your closing costs. If the rate is moved to 4.25%, then the lender will pay back 1.25% of the loan amount. At 4.5% they may credit you 1.5% and so on. Based on a $100,000 loan the credits to you would be $1000, $1250 and $1500 respectively.

How does this help you?   

For someone that may have little money to put down at closing, taking a higher rate would enable them now to have the lender pay for some of the closing costs. On higher loan amounts, all of the closing costs can be paid by the lender. This enables many people that couldn’t buy a home before the crash to have many more options to be able to buy now because they do not have to bring as much money to the table.         

NOW HERE IS THE KICKER!!!!!

All of the gimmicks that I mentioned above (No closing costs, no money down, $5000 incentive if you pick this lender….. Blah, Blah, Blah!!!!!!), well those are all based on the Lender Credit. As a broker, I am required by law to disclose the amount of lender credit for each rate, but the banks are not.

What does this mean?

This means that the bank can hide the money from you and put it in their pocket. This is how they advertise no closing costs or special incentives to use them.  They are just raising your rate to cover everything without you having a say in what you want to do. If they are not offering incentives or showing a lender credit on your loan estimate, then, well they are just raking you over the coals. If you use a broker, that money is always yours, end of story.

The law has again allowed banks to be dishonest with your money. By using a broker, you will always know where every penny of your money is used.

Daniel Cason Lonestar Mortgage Solutions Texasmortgagedc.com