In this module: Homeowner counseling process Homeowner options Buyer counseling on short sales 1....
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Transcript of In this module: Homeowner counseling process Homeowner options Buyer counseling on short sales 1....
In this module:
• Homeowner counseling process
• Homeowner options
• Buyer counseling on short sales
1. Homeowners in Jeopardy
1-1
Effective service means:
• Understanding process and parties involved in transaction
• Knowing what transpires from seller’s side of transaction
Providing Effective Service
1-2
• Missed one mortgage payment
• Husband laid off
• Living on credit cards
• Other reasons why homeowners could be behind in mortgage payments?
Case Study #1
1-3
• Anytime sellers are behind in mortgage payments
• Length of pre-foreclosure varies
• During pre-foreclosure period, homeowners are notified of mortgage payment default
Pre-Foreclosure
1-4
1. Refinance
2. Sell and bring $ to closing
3. Lender workout
4. Deed in lieu of foreclosure
5. Short sale
6. Foreclosure
7. Do nothing or walk away
Options
1-5
• If homeowner’s credit allows for refinance and if owner meets eligibility criteria:
> One of best options is HOPE for Homeowners (H4H), a program through HUD
> Program dates 10/1/08 – 9/30/11
Refinance
1-6
• Eligibility criteria: > Existing mortgage originated on or
before 1-01-08
> Payment(s) as of 3-01-08 exceeds 31% of gross monthly income
> No intentional default
> No false information to get mortgage
Refinance
1-7
• Features of FHA-insured loans under program:
> 30- or 40-yr fixed-rate mortgage
> Maximum 96.5% LTV ratio
> No prepayment penalties
> Extinguish subordinate liens
> New home appraisals from FHA-approved appraisers
Refinance
1-8
• Imperative to estimate seller’s net equity
• Once listing in MLS and offer of compensation made to cooperating brokers, listing broker is responsible for paying compensation even if seller doesn’t pay listing broker
• See Figures 2 and 3 for checklists.
Sell and Bring $ to Closing
1-9
Lender Workout
1-10
• Borrower awareness of available workout options is low
• Freddie Mac survey in 2008: More than half of borrowers did not know lenders had options to help avoid foreclosure
Lender Workout
1-11
• Workout options include: > Forbearance
> Reinstatement
> Repayment plan
> Loan modification
> Sign over property to lender in exchange for debt forgiveness
Deed in Lieu of Foreclosure
1-12
• Occurs when borrower agrees to trade property to lender in exchange for cancellation of note
• More likely to work in states where there is long foreclosure timeline
• In declining markets, lenders less likely to consider deeds in lieu
Short Sale
1-13
• Occurs when (1) seller owes more money on loan than sale of property will likely produce and (2) seller is unable or unwilling to bring money to closing
• Lender has not yet foreclosed on property
Short Sale
1-14
• Elements of successful short sale: > Property is worth less than is owed
> Seller has hardship and cannot keep property
> Seller is cooperative and will work with broker to package short sale
> Lender is willing to consider short sale
Short Sale
1-15
> Property listed with caveats and protections for seller
> Lender presented with contract, accepted, signed and dated by seller, along with completed short sale package and narrative
> With lender approval in writing, offer and escrow closes as usual
Foreclosure
1-16
• If homeowner is facing foreclosure, real estate professionals should instruct homeowner to contact lender immediately
Do Nothing or Walk Away
1-17
• Walking away from property eventually leads to lawsuit to foreclosure from lender
• Homeowners who are ready to walk away should contact their attorney for advice
Rescue Scams
1-18
• Homeowners should watch for foreclosure “rescue” offers in which owners sign quitclaim deed and then lease property
• In such cases, former owners will still be liable for mortgage payments
If Short Sale Is Best Option
1-19
• Estimate seller’s equity
• Determine if there are any liens
• If seller has 1st and 2nd mortgage or a home equity line of credit, all lenders may need to approve short sale
If Short Sale Is Best Option
1-20
• If mortgage has been securitized, approval may be required from the entity holding pool of loans
• Check with primary lender on protocol
• When you have determined that seller owes more than property is worth
If Short Sale Is Best Option
1-21
• When you have determined that seller owes more than property is worth, advise seller in writing to obtain separate legal, credit, and tax advice
If Short Sale Is Best Option
1-22
• Contact loss mitigation dept: > Finding decision maker often one of
biggest challenges
> Varying opinions on when to contact the lender
If Short Sale Is Best Option
1-23
• Obtain borrower’s authorization to release information in order to contact lender
• See Figure 4 for sample form
If Short Sale Is Best Option
1-24
• When listing potential short sales: > No confidential information should be
disclosed without written permission of client
> All rules and regulations of MLS need to be followed
Counseling Buyers on Short Sales
1-25
• Can buyers wait for lender’s approval?
• Do they have to sell their home before purchasing short sale?
• Will they follow through on your counsel?
Counseling Buyers on Short Sales
1-26
• Do they understand that lender makes final call on price and terms?
• Interested in “flipping” the property? If yes, additional due diligence will need to be performed.
Counseling Buyers on Short Sales
1-27
• How willing are buyers to consult attorney?
• Is buyer willing to enter into an exclusive buyer representation agreement and be responsible for compensation should it not be paid by seller’s side?
1-28
• Can you disclose confidential information that you may know because of your prior meeting with them? Why or why not?
• Sellers asking for $ at closing (not part of contract) for short-sale fee or to pay for personal property that will be left behind. Okay?
Case Study #2
1-29
• Short-sale listings under contract appear in MLSs in a variety of ways
• Include these listings if buyer clients wants to see potential short-sale properties
Showing Short-Sale Listings
1-30
• Remember: subsequent offers may have an equal chance of being approved by lender if lender has not provided listing agent/broker a written approval of contract
Showing Short-Sale Listings
Buyer Issues
1-31
• There may be multiple lien holders
• Seller acceptance of short-sale offer does not guarantee bank approval
• Documentation requirements from each lender may vary
Buyer Issues
1-32
• Continuing investigation of the property—CMA updates while property is pending lender approval.
• Time for lenders to review offers may not give most buyers enough time to order property inspection
Buyer Issues
1-33
• Unless contract stipulates otherwise, earnest money deposit, mortgage application, home inspection and attorney review will take effect upon signature of seller
Buyer Issues
1-34
• Unless there is way for buyer to cancel contract while lender approval is pending, buyer is committed to transaction
• If buyer chooses to purchase another home during this time he or she will need to do it “subject to release of prior contract”
Discussion Questions
1-35
• How would you counsel buyer client on these short-sales issues?
> Home inspection
> Earnest money
> Property condition
> Additional lien holders
> Mortgage application