buy property, be sure

Thailand websites :: Buying and renting property in Bangkok. Welcome to www.ThaiWebsites.com - Web directory with search function for English-language websites about Thailand Menu General Directory Hotels Directory Industry & Manufacturing Consumer & Household Goods About us & More Images of Rattanakosin (the cultural center of Bangkok) Search ThaiWebsites.com: Buying and Renting Property in Thailand Buying We have gained some personal experience buying and renting property in Bangkok, though we certainly do not claim to have the skills or knowledge of a real estate agent. Possibly you will find some of the suggestions below useful. They would mainly apply to renting or buying a condominium in Bangkok. First of all, anyone can rent (we assume), but buying property has its limitations. Practically speaking, a foreigner can buy a unit in a condominium, but can not own free land (and houses). There may be ways around it like long-term leases of land, but you will need to have a long talk with a real estate agent, to figure out further details. For most people, buying a property takes a large chunk out of their assets and savings, and should be considered wisely. After being in a long slump (this was actually a good time to buy) prices have climbed up again to levels seen in the pre-economic crisis period (1997). At the same time, we have the feeling that rents are still much cheaper than they were 7-8 years ago, so the balance still tills in favor of renting a property rather than buying one. Of course, there are other factors involved, having a property of your own (that is paid off), gives some feeling of security, and you can modify your condominium to your own desires. When buying location is of course the most important factor. This is especially so when you expect to make a profit by selling it in the future, or if you want to rent it out to other persons. One important thing to remember : When buying a property, you will in general have to prove that you have brought in the money involved from abroad. Banks have special forms to fill out for this purpose. So when you bring in the money to a Thai bank, with the purpose of using it to buy property, be sure to make it clear to your bank. Personally with the experience we gained, we would advise against property that is not built yet (of course). At least in the recent past, some developments went broke, and quite a few people lost a lot of money. There is a problem of long-term maintainance with properties in Bangkok that you should be aware off. While essential repairs may well be done, overal appearance of a building may deteriorate in a few years time. We noticed that some properties are very well maintained, but others, once prime property, seem to be allowed to slide into second-class real estate. This of course will depend on the management of the building, and on the residents staying there. Yearly meetings (where you do have voting rights) will be held, but often the money needed to keep up a building, might be used for other purposes. Furthermore, you will have little control over what happens around your property. A garbage dump or a slum may develop just around the corner. Thai people seem to more easily accept this. As long as it looks all right inside the home, who cares what is going on outside? Because of the above reasons, it may be of value to assess properties that have been around for a few years. At least you will have an idea how the building is being maintained, and what to expect in the future. A Juristic Person (elected by the condominium owners) with staff will usually manage the building, with help from real estate management companies. Management of a building may often change, with as a side-effect that there is less long-term planning and management. Some persons, owning a unit in a condominium, will refuse to pay maintainance fees as long as they do not live there themselves. This of course is illegal, and reduces the money available for maintaining the building. From our experience, it is very difficult for a Juristic Person to force people to pay their dues. As for maintaince fees, they are usually charged by the month, and the amount is decided in the yearly meeting of the owners. A fee higher than 30 baht per meter per month, is possibly high, but all depends of course on the value of the property itself, and the need for important repairs. Actually, in Thailand, it looks like people can cough up quite a few million baht to buy a property, but then do not want to spend a few thousand baht a month to maintain the value of their property. If you own a property, you will also be liable to pay a property tax. The amount of this tax depends on the estimated value of the property. You should check how much you will have to pay, though the rate may go up in the future. Our experience tells us to expect between 10,000-20,000 baht a year for a two-bedroom unit. As for other costs, you usually will pay the 'real' price, or something close to it. This can make a substantial difference in electricity costs (as compared to when renting a property). We advise that besides a real estate agent, you use the services of a law office, before you make a property purchase. Renting Of course, you do not have all of the problems above, when you decide to rent a property instead. We would certainly advise to do just that, in case you do not plan to stay permanently (or most of the time) in Thailand. Unless you have a lot of experience in real estate, we would not advise to buy property with the hope to make a profit in the future by selling it. [that is, buying property for investment purposes] Most rented property in Bangkok and around Thailand, is fully furnished and equipped. Poor buildings will usually have second-grade furniture and facilities, while valued property will be luxuriously furnished and have a lot of facilities. Most middle to high class condominiums will have a nice swimming pool, a sauna, laundry facilities, maid services etc. You may just have to get some towels, bed sheets, and coffee mugs etc., and move in. Television, washing machine, microwave, airconditioning etc., it will all be there. You can find all this, sometimes while paying a rent of 30,000 baht a month or less (especially in the suburbs of Bangkok). So, this should be considered good value. Much cheaper accommodations are available, but we do not have a lot of knowledge or recommendations about it. [If you do plan to stay a longer time in Bangkok, you can also consider staying for months on end in one of the two star or three star hotels. You will have the benefit of a hotel like maid service, room service, 'free' airconditioning, restaurants etc. Something acceptable can usually be found in the 15,000-20,000 baht a month range. Hotels may give 10-20% discounts if you stay long time. Just one place we know about : Honey Hotel in Sukhumvit soi 19] When renting you will be subject to additional costs. First of all, the usual deposit is valued at two months of rent, and the rent for the first month (and thereafter) has to be paid in advance. Be aware that the property owner (if working through a real estate agent) will usually have to pay one month value of rent as a commission to the real estate agent). Electricity costs (free in a hotel!) can run high in Bangkok, especially during the hot season. Expect about 800-1000 Units per month when using airconditioning on 'economy mode' for a medium sized room. Cost of electricity (as charged by the electricity provider) is below 3 baht per unit, but when renting, charges may be much higher (arbitrarily). We regularly notice charges of 4 baht per unit, and recently reviewed a website of a property, charging 5.5 baht per unit. So the building owners make quite a few thousand baht of easy money each month. [Customer protection is still in its developing stage in Thailand, unfortunately, that is why there do not seem to be binding rules about expenses as mentioned] When you lease property for a long time (like 30 years or 99 years), you may save some money when signing your contract, that is, a lease for 30 years may be cheaper than buying property. However, you should be aware that you forgo the rights of owning the property. For instance, you will not have voting rights in annual meetings. How the condominium is managed will be decided above your head. Monthly costs (like electricity) will also be charged, without you having control over it. Electricity costs and maintainance fees may go up over the years slowly but relentlessly. More Articles : Society and Culture : Thai Temples for Dummies | Basic Economic Realities | Siam Society (on Asoke Road) | 10 Wishes for Thailand | The Thai character | Erawan Shrine History of Thailand , from Ban Chiang to Rattanakosin era. Health matters : About healthcare in Thailand | Health Statistics, Health Risks in Thailand | Health Clubs, Fitness Centers | The Grande Spa and Fitness Club | Amazing Thailand : Adult Stem Cell Therapy in Bangkok | About Thai Massage Travel, Tourism and Shopping : Sukhumvit Road | What's at Skytrain Stations? | Shopping Guide for Bangkok | About Visas | Entertainment in Bangkok | Getting Around in Bangkok and Thailand | Travel Tips | Travel Story | Buying and Renting Property | Siam Paragon at Siam skytrain station Misc. : Guidelines for Webmasters | 'Thai Websites' in the News Out of Bangkok Series : Nakhon Pathom | Kanchanaburi, Suphanburi Subdirectories : Culture and Society Entertainment Business & Finance Travel & Tourism Real Estate Hotels & Resorts Read a bit : Editor's Articles Submit a Website | Link to Us | Link Partners Top Concept and website design by G.V., Bangkok

Home Loans   18.2

Mortgage Mag Main Page Mortgage Mag Main Page   MBA Orlando Convention!    New Clips! - View the daily clips, contact us.   1.0 State Information   Loans, Lenders, Jobs, Associations   2.1 Loan Leads   Lead Generation, Telemarketing   2.3 Software Registry   Software, Systems, Technology   2.7 Free Loan Search Engine   Find a Home for a Loan   4.1 Secondary Marketing   Loan Securities, Pipeline, Software   5.0 Industry News   Press Releases, Events   5.1 Market Commentary    Rates, Events, Calendar   5.3 MortgageMag LIVE!   Multimedia, Interviews, Audio, Video   6.1 Net Branching   Branching, Associative, Partnerships   6.2 LOX Loan Officer Exchange   Job Seekers & Employers   6.3 Job Listings   Jobs, Resume Postings and Services   6.4 Recruiter Registry    Mortgage, Banking, Finance   7.0 Consulting Registry    Mortgage Banking, Finance   8.0 Mortgage Forums   Jobs, Branching, IT 11.1 Appraisal Registry    Find an Appraiser, Services 17.0 Administration    Advertise , FREE LINK! , Search , Help   • Friday Update w/ Aaron Freedman    Rob Hain   12/16/2005   • Friday Update w/ Aaron Freedman    Rob Hain   12/9/2005   • Friday Update w/ Aaron Freedman    Rob Hain   12/2/2005   • Tuesday Market Update    Rob Hain   11/29/2005   • Monday Market Update    Rob Hain   11/28/2005 MortgageMag Live Interviews   • Impac Mortgage Group of Companies    Bill Ashmore   12/15/2005   • Quality Control in Leads    Seth Goldstein   12/13/2005   • More Than Just Mortgages    Roger Dunker   11/29/2005   • The Freedman Report    Aaron Freedman   11/22/2005   • Old School Recruiting    Rob Huxtable   10/25/2005 Market News   • MortgageMag will be at the MBA Orlando Convention! -   10/04/2005   • Mortgage Application Volume Down In Latest Survey -   12/21/2005   • President Expected to Sign TRIA Legislation -   12/21/2005   • Pros See No Doom, Gloom in Slowdown -   12/19/2005 Mortgage Technology   • SupportTrac and TracTalk Provide Del Mar Database Customers with Online Support Tools -   12/21/2005   • Digital Map Products Partners with Aerials Express -   12/17/2005   • SupportTrac and TracTalk Provide Del Mar Database Customers with Online Support Tools -   12/17/2005   • Swiftpro recruitment software is pleased to announce the launch of two new channel partner and reseller schemes. -   12/17/2005 Fannie Mae   • Fannie Mae Updates 12/16/2005 -   12/17/2005   • Fannie Mae Alerts -   12/12/2005   • Fannie Mae Alerts -   11/15/2005   • Fannie Mae Updates 11-7-2005 -   11/07/2005 Freddie Mac   • Freddie Mac Updates 12/16/2005 -   12/17/2005   • Freddie Mac Updates 12/12/2006 -   12/12/2005   • Freddie Mac Alerts -   11/15/2005   • Freddie Mac Updates -   10/28/2005 Mortgage Mag Main Page Main Index   1. Loans   2. Loan Originations   3. Loan Processing   4. Mortgage Banking   5. News/Commentary   6. Jobs & Resumes   7. Consulting Registry   8. Forums/Groups 10. Real Estate 11. Property Services 12. Finance 13. Banking 14. Credit Services 15. Legal Services 16. IT/Systems 17. Administrative 18. Related Web sites 1. Loan Center  1.1 Loans by State  1.2 Lenders by State  1.3 Commercial  1.4 Note Sales 2. Loan Originations   2.1 Loan Leads   2.2 Mortgage Marketing   2.3 Lending Software   2.4 Training/Education   2.5 Mortgage Exam   2.6 Licensing   2.7 LoanSearch Engine   2.8 Advertise/Marketing   2.9 Associations 3. Loan Processing   3.1 Processing   3.2 Underwriting   3.3 Closing   3.4 Document Services   3.5 Title Services   3.6 Mortgage Services 4. Mortgage Banking   4.1 Wholesale   4.2 Correspondent   4.3 Loan Processing   4.4 Secondary Markets   4.5 Portfolio Services   4.6 Loan Administration   4.7 International   4.8 Support Services     a. Warehouse Loans     b. Consultants     c. Software     d. Govenrment   4.9 Industry Info 5. News/Information   5.1 Market Audio   5.2 Daily News   5.3 MortgageMag Live!   5.4 Lending Forums   5.5 Convention Info   5.6 PR Posting 6. Jobs & Resumes   6.1 Branching [Net]   6.2 Loan Off Exch-LOX   6.3 Jobs - Search/Post   6.4 Recruiter Database   6.5 Job Forums   6.6 Resume Search   6.7 Resume Resources 7. Consulting Registry 8. Forums/Groups 8.1 Market Commentary 8.2 Loan Requests 8.3 Commercial Loans 8.4 Broker Licensing 8.5 Loan Leads 8.6 Mortgage Banking 8.7 Software/Technology 8.8 Branching [Net] 8.9 Employment 10. Real Estate   10.1 Agents   10.2 Resources   10.3 Commercial   10.4 Rental/Apartments   10.5 Construction 11. Property Services   11.1 Appraisal Registry   11.2 Flood Services   11.3 Property Services   11.4 Insurance   11.5 Environmental   11.6 Trust Management   11.7 Mortgage Services   11.8 Government Links 12. Finance 13. Banking 14. Credit Services 15. Legal Services   15.1 Attorneys   15.2 Accounting & Tax 16. IT/Systems   16.1 Video Services   16.2 Video Production   16.3 Webcasting   16.4 Audio   16.5 Multi-Media   16.6 Graphics   16.7 Internet Services   16.8 Software 17. Administrative   17.1 Contact   17.2 Advertising   17.3 Free Listings   17.4 News Posting   17.5 Job Posting   17.6 Resume Posting   17.7 E-Mail Posting   17.8 Search the Site   17.9 Forums 18. Related Web Sites   18.1 Home Loans   18.2 Media   18.3 Brokers   18.4 Mortgage Bank   18.5 Employment   18.6 Real Estate   18.7 Legal   18.8 Finance   18.9 Banking   18.10 Technology 

House Rental Gull Lake

Winter Ski Snowmobile Rentals | Brainerd, Minnesota | Brainerd Lakes Vacation Land |Ice House Rental | Cross Country Ski Rental - Sleigh Rides Brainerd, Minnesota | Winter Edition | Rentals | Brainerd Lakes Vacationland |Snowmobile, Ski, XC SKi, Vacation Packages, Trail Conditions and much more SNOWMOBILE | ICE HOUSE | CROSS COUNTRY SKIS HAY & SLEIGH RIDES / DOG SLEDS | SNOWBOARDS | SNOW SHOES Summer Rentals Snowmobile Rental Cragun's Resort & Snowmobile Headquarters Located on south end of Gull Lake, Brainerd (800)-CRAGUNS (800-272-4867) New Polaris snowmobiles and Kitty Kats, helmets, jackets, bibs, boots & gloves. Hours: 7am-9pm Bait Box Marina Whitefish Chain of Lakes, Crosslake, MN 218-692-3850 McQuoids Inn - Located on the southeast shore of Mille Lacs Lake (800) 862-3535 Ice House Rental Gull Lake Guide Service 9255 Interlachen Road Lake Shore, MN 56468 218-963-0422 · Cell Ph. 218-839-5598 · Email Walleye Dan Quarterdeck Resort Located on the west shore of Gull Lake Brainerd (800) 950-5596 Cragun's Resort & Snowmobile Headquarters Located on south end of Gull Lake, Brainerd (800)-CRAGUNS (800-272-4867) Comfortable heated fish houses equipped with lights, chairs and rattle reels. Hours: 8am-9pm Izaty’s Resort Located on the southeast shore of Lake Mille Lacs (800) 533-1728 Twin Pines Resort Located on the west shore of Mille Lacs Lake (800) 450-4682 Sleepers & hourly rentals. McQuoids Inn - Located on the southeast shore of Mille Lacs Lake (800) 862-3535 Eddy’s Lake Mille Lacs Resort Located on the west shore of Mille Lacs Lake (800)657-4704 Sleepers, hourly rentals Cross Country Ski Rental Cragun's Resort & Snowmobile Headquarters Located on south end of Gull Lake, Brainerd (800)-CRAGUNS (800-272-4867) Skis, boots, poles. Hours: 8am-9pm Breezy Point Resort Located on Pelican Lake, Breezy Point (800) 432-3777 Snowmobile, Cross Country Ski and Ice House rental Mille Lacs Kathio State Park (320) 532-3523 Easy Riders Located on Washington St. Brainerd (218) 829-5516 Hay & Sleigh Rides / Dog Sleds Little Moran Hunt Club Sleigh Rides Staples Area (218) 894-3852 McQuoids Inn - Dog Sleds Located on the southeast shore of Mille Lacs Lake (800) 862-3535 Snow Shoes Mille Lacs Kathio State Park (320) 532-3523 Easy Riders Located on Washington St. Brainerd (218) 829-5516 Snowboards Easy Riders Located on Washington St. Brainerd (218) 829-5516 Midwest Captions 2005

Real Estate Investing

Bob Bruss Real Estate Center An Audio Message from Bob Bruss Subscribe to Bob's Weekly e-mail update and get this Free Report: 2005 Realty Tax Tips: 8 Chapters of Tax Savings for Homeowners and Investors First Name: Primary E-mail Address: >> Order Bob’s Special Real Estate Reports only $4.95 each! >> Ask Bob a Real Estate Question >> Subscribe to Bob’s Newsletters NEW REPORT! “Foreclosure and Distress Property Profit Secrets” >> Order Why pay upwards of $300 per hour for real estate legal, tax or investment advice? Bob Bruss, America’s most trusted real estate expert, offers Special Reports on a wide range of real estate topics for less than $5.00 each! Bob’s columns appear in over 150 newspapers across the country, including the Washington Post, Chicago Tribune, Los Angeles Times and San Francisco Chronicle. Bob draws on more than 25 years of real estate writing, teaching and investing to bring you unbiased information that will help you make smart real estate decisions. Click above & get a free 6-month newsletter subscription! Bob's Notebook SIX KEY REAL ESTATE NEGOTIATION TIPS FOR BUYERS, SELLERS Determining other party's motivation paramount to success The year 2005 has been very good for most property owners and realty sales agents. Home sales prices appreciated handsomely in most communities and the sales volume of new and resale homes were near-record. But 2006 promises to be more "normal" as mortgage interest rates slowly rise, resulting in a modest new home construction volume decline with a corresponding residence market value appreciation and sales volume slowing. Having been through many real estate market ups and downs over almost four decades, both as an investor, sales broker, and realty writer, I've learned that success in a slowing real estate market requires paying greater attention to negotiation skills. NEGOTIATE WITH PEOPLE WHO WANT TO NEGOTIATE . As a lifelong student of real estate negotiation techniques, because there is always more to learn, I've discovered it usually is a waste of time to attempt to negotiate with people who are not highly motivated to make a change. Most experienced real estate agents hate the situation when a home seller lists their desirable property for sale with a top price but they really don't have a good motivation for selling. These sellers often have the attitude "If we can get our price, we'll sell. Otherwise, we won't sell." Their homes often take "forever" to sell. But in 2005, many homes sold for above their asking prices because buyers wanted to purchase more than sellers wanted to sell. A strong motivation for many buyers was to beat the long-predicted rise in home mortgage interest rates. The result was a "seller's market" in many communities with more qualified buyers than motivated sellers. However, as the number of residence listings for sale has risen recently and is expected to continue rising in early 2006, especially after the customary holiday 2005 year-end lull in home sales, many real estate economists are predicting a more normal balance of motivated sellers and buyers. The result should put a premium on negotiation skills for home buyers and sellers, as well as their realty agents, to conclude successful sales. HOW TO ACHIEVE A SUCCESSFUL NEGOTIATION . Whatever your role in a home sale, as buyer, seller or realty agent, you can't ask too many questions. Of course, the best negotiators inquire in a friendly manner interjected with compliments. Here are the six key questions to get answered for a successful home sale negotiation: 1. WHY IS THE SELLER SELLING THIS LOVELY HOME? One way or another, successful home buyers and their realty agents need the answer to this key question so the buyer can make a purchase offer which meets the seller's needs (of course, buyers should leave out the word "lovely" if the place is a dump!). As a long-time investor in rental houses, and my personal residences, I always try to tailor my purchase offers to meet the seller's needs (and mine too). For example, several years ago I bought a house from an elderly lady who was retiring. So I offered her 10 percent cash down payment and a 90 percent seller carryback mortgage to provide for her retirement income. When she saw my offer and how much she would receive from my payment each month, she accepted (although the listing agent previously told me she wouldn't carry back any mortgage financing). Another time a listing agent told me the retired sellers of an "el dumpo" house were living in a boarding house and needed cash. As a result, I figured they wanted an all-cash sale so I arranged 100 percent financing at a community bank. The sellers immediately accepted my low purchase price offer for cash. 2. WHAT WAS THE HOME SELLER'S PURCHASE PRICE? Buyers who don't find out the answer to this key question, either from the listing agent or their buyer's agent, are at a severe negotiation disadvantage. Here's why: If the seller purchased the home many years ago for a low purchase price compared to today's market value, that seller has lots of negotiation room. However, if the home seller bought within the last few years for a price not far from today's market value, there isn't much negotiation flexibility. Of course, if the seller has a high-motivation reason for selling, as disclosed by the answer to the first question, even a recent home buyer is often willing to sell in a quick sale for close to the seller's purchase price. Such a situation is an ideal candidate for the buyer to take over payments on the current mortgage with the lender's permission. 3. DOES THE OTHER PARTY HAVE A TIME DEADLINE? This is a question both home buyer and seller should ask of their realty agent. To illustrate, if one party has a job transfer, then purchase or sale of the home can be very important. But if the seller is moving to a retirement residence, time usually isn't so critical. However, if the seller already bought another home and needs to sell the current home to produce the down payment, then closing time is ultra-important. As experienced real estate agents know, the worst home buyers and sellers are those without any time deadlines. Those folks can take forever to make decisions. 4. HAS THE SELLER OBTAINED A PROFESSIONAL HOME INSPECTION REPORT? Today's smartest real estate agents suggest their sellers obtain a professional inspection report at the time of listing the home for sale. Then the seller is fully aware of most home defects and can either have the defect repaired or fully disclose it to prospective buyers, thus averting future lawsuits. Sharp home purchasers, and their buyer's agents, understand this trend. When a buyer is seriously interested in a house, always ask if the seller has already obtained a professional inspection the buyer can review before making a purchase offer. Even if the seller has obtained customary professional inspection reports, smart buyers should always include in their purchase offers a contingency clause for the buyer's approval of their own inspection report obtained at the buyer's expense. Most states now have some form of required seller disclosure statement revealing known home defects. However, many sellers are not aware of all their home's defects, or they might "forget" to disclose a defect. The old days of "caveat emptor" (let the buyer beware) have disappeared. Today, the new rule seems to be "let the home seller beware of the buyer and his lawyer." 5. WHAT IS THE BUYER'S MOTIVATION TO PURCHASE MY HOME? Just as home buyers need to know the seller's reason for selling, to create a harmonious negotiation situation, home sellers should ask why the buyer wants to purchase. Of course, there are many home purchase reasons. However, if the buyer has indicated a key reason why that particular house is under consideration, such as its great condition, outstanding school district, or need to move in quickly, the seller can use that information to enhance their negotiation position. 6. ASK AN OPEN-ENDED QUESTION, SUCH AS WHAT ADDITIONAL INFORMATION SHOULD I KNOW BEFORE MAKING A DECISION? There are many variations of this question home sellers and buyers can ask, especially of their real estate agents. To illustrate, a home buyer might ask their buyer's agent "What else should I know about this house?" Or the seller might ask their listing agent "If you were in my situation, would you accept or counteroffer the buyer's purchase offer?" SUMMARY : When negotiating a home sale, sellers and buyers can't ask too many questions to enhance their negotiation position. The prime reason is to determine how motivated the other party is to buy or sell. If there is weak motivation, you aren't in a strong negotiation situation. However, if the other party is highly motivated, then you are in a strong circumstance to negotiate your strongest price and terms. More details are in my special report, "How to Become a Super-Successful Real Estate Negotiator," available for $5 from Robert Bruss, 251 Park Road, Burlingame, CA 94010 or by credit card at 1-800-736-1736 or instant Internet PDF delivery at www.bobbruss.com . Back to top © 2005 Inman News Home | Real Estate Reports | Real Estate Newsletter | About Bob Bruss | Site Map

Home Mortgage Insurance Home

Federal Trade Commission -- Search: Facts for Consumers PDF Version Looking for the Best Mortgage Shopping around for a home loan or mortgage will help you to get the best financing deal. A mortgage—whether it's a home purchase, a refinancing, or a home equity loan—is a product, just like a car, so the price and terms may be negotiable. You'll want to compare all the costs involved in obtaining a mortgage. Shopping, comparing, and negotiating may save you thousands of dollars. Obtain Information from Several Lenders Home loans are available from several types of lenders— thrift institutions , commercial banks, mortgage companies, and credit unions. Different lenders may quote you different prices, so you should contact several lenders to make sure you're getting the best price. You can also get a home loan through a mortgage broker. Brokers arrange transactions rather than lending money directly; in other words, they find a lender for you. A broker's access to several lenders can mean a wider selection of loan products and terms from which you can choose. Brokers will generally contact several lenders regarding your application, but they are not obligated to find the best deal for you unless they have contracted with you to act as your agent. Consequently, you should consider contacting more than one broker, just as you should with banks or thrift institutions. Whether you are dealing with a lender or a broker may not always be clear. Some financial institutions operate as both lenders and brokers. And most brokers' advertisements do not use the word "broker." Therefore, be sure to ask whether a broker is involved. This information is important because brokers are usually paid a fee for their services that may be separate from and in addition to the lender's origination or other fees. A broker's compensation may be in the form of "points" paid at closing or as an add-on to your interest rate , or both. You should ask each broker you work with how he or she will be compensated so that you can compare the different fees. Be prepared to negotiate with the brokers as well as the lenders. Obtain All Important Cost Information Be sure to get information about mortgages from several lenders or brokers. Know how much of a down payment you can afford, and find out all the costs involved in the loan. Knowing just the amount of the monthly payment or the interest rate is not enough. Ask for information about the same loan amount, loan term, and type of loan so that you can compare the information. The following information is important to get from each lender and broker: Rates Ask each lender and broker for a list of its current mortgage interest rates and whether the rates being quoted are the lowest for that day or week. Ask whether the rate is fixed or adjustable . Keep in mind that when interest rates for adjustable-rate loans go up, generally so does the monthly payment. If the rate quoted is for an adjustable-rate loan, ask how your rate and loan payment will vary, including whether your loan payment will be reduced when rates go down. Ask about the loan's annual percentage rate (APR). The APR takes into account not only the interest rate but also points, broker fees, and certain other credit charges that you may be required to pay, expressed as a yearly rate. Points Points are fees paid to the lender or broker for the loan and are often linked to the interest rate; usually the more points you pay, the lower the rate. Check your local newspaper for information about rates and points currently being offered. Ask for points to be quoted to you as a dollar amount—rather than just as the number of points—so that you will actually know how much you will have to pay. Fees A home loan often involves many fees, such as loan origination or underwriting fees , broker fees, and transaction , settlement, and closing costs . Every lender or broker should be able to give you an estimate of its fees. Many of these fees are negotiable. Some fees are paid when you apply for a loan (such as application and appraisal fees), and others are paid at closing. In some cases, you can borrow the money needed to pay these fees, but doing so will increase your loan amount and total costs. "No cost" loans are sometimes available, but they usually involve higher rates. Ask what each fee includes. Several items may be lumped into one fee. Ask for an explanation of any fee you do not understand. Some common fees associated with a home loan closing are listed on the Mortgage Shopping Worksheet in this brochure. Down Payments and Private Mortgage Insurance Some lenders require 20 percent of the home's purchase price as a down payment. However, many lenders now offer loans that require less than 20 percent down—sometimes as little as 5 percent on conventional loans . If a 20 percent down payment is not made, lenders usually require the home buyer to purchase private mortgage insurance (PMI) to protect the lender in case the home buyer fails to pay. When government-assisted programs such as FHA (Federal Housing Administration), VA (Veterans Administration), or Rural Development Services are available, the down payment requirements may be substantially smaller. Ask about the lender's requirements for a down payment, including what you need to do to verify that funds for your down payment are available. Ask your lender about special programs it may offer. If PMI is required for your loan, Ask what the total cost of the insurance will be. Ask how much your monthly payment will be when including the PMI premium. Ask how long you will be required to carry PMI. Obtain the Best Deal That You Can Once you know what each lender has to offer, negotiate for the best deal that you can. On any given day, lenders and brokers may offer different prices for the same loan terms to different consumers, even if those consumers have the same loan qualifications. The most likely reason for this difference in price is that loan officers and brokers are often allowed to keep some or all of this difference as extra compensation. Generally, the difference between the lowest available price for a loan product and any higher price that the borrower agrees to pay is an overage . When overages occur, they are built into the prices quoted to consumers. They can occur in both fixed and variable-rate loans and can be in the form of points, fees, or the interest rate. Whether quoted to you by a loan officer or a broker, the price of any loan may contain overages. Have the lender or broker write down all the costs associated with the loan. Then ask if the lender or broker will waive or reduce one or more of its fees or agree to a lower rate or fewer points. You'll want to make sure that the lender or broker is not agreeing to lower one fee while raising another or to lower the rate while raising points. There's no harm in asking lenders or brokers if they can give better terms than the original ones they quoted or than those you have found elsewhere. Once you are satisfied with the terms you have negotiated, you may want to obtain a written lock-in from the lender or broker. The lock-in should include the rate that you have agreed upon, the period the lock-in lasts, and the number of points to be paid. A fee may be charged for locking in the loan rate. This fee may be refundable at closing. Lock-ins can protect you from rate increases while your loan is being processed; if rates fall, however, you could end up with a less favorable rate. Should that happen, try to negotiate a compromise with the lender or broker. Remember: Shop, Compare, Negotiate When buying a home, remember to shop around, to compare costs and terms, and to negotiate for the best deal. Your local newspaper and the Internet are good places to start shopping for a loan. You can usually find information both on interest rates and on points for several lenders. Since rates and points can change daily, you'll want to check your newspaper often when shopping for a home loan. But the newspaper does not list the fees, so be sure to ask the lenders about them. The Mortgage Shopping Worksheet that follows may also help you. Take it with you when you speak to each lender or broker and write down the information you obtain. Don't be afraid to make lenders and brokers compete with each other for your business by letting them know that you are shopping for the best deal. Fair Lending Is Required by Law The Equal Credit Opportunity Act prohibits lenders from discriminating against credit applicants in any aspect of a credit transaction on the basis of race, color, religion, national origin, sex, marital status, age, whether all or part of the applicant's income comes from a public assistance program, or whether the applicant has in good faith exercised a right under the Consumer Credit Protection Act. The Fair Housing Act prohibits discrimination in residential real estate transactions on the basis of race, color, religion, sex, handicap, familial status, or national origin. Under these laws, a consumer cannot be refused a loan based on these characteristics nor be charged more for a loan or offered less favorable terms based on such characteristics. Credit Problems? Still Shop, Compare, and Negotiate Don't assume that minor credit problems or difficulties stemming from unique circumstances, such as illness or temporary loss of income, will limit your loan choices to only high-cost lenders. If your credit report contains negative information that is accurate, but there are good reasons for trusting you to repay a loan, be sure to explain your situation to the lender or broker. If your credit problems cannot be explained, you will probably have to pay more than borrowers who have good credit histories. But don't assume that the only way to get credit is to pay a high price. Ask how your past credit history affects the price of your loan and what you would need to do to get a better price. Take the time to shop around and negotiate the best deal that you can. Whether you have credit problems or not, it's a good idea to review your credit report for accuracy and completeness before you apply for a loan. To order a copy of your credit report, contact: Equifax: (800) 685-1111 TransUnion: (800) 916-8800 Experian: (888) EXPERIAN (397-3742) Glossary Adjustable-rate loans , also known as variable-rate loans, usually offer a lower initial interest rate than fixed-rate loans. The interest rate fluctuates over the life of the loan based on market conditions, but the loan agreement generally sets maximum and minimum rates. When interest rates rise, generally so do your loan payments; and when interest rates fall, your monthly payments may be lowered Annual percentage rate (APR) is the cost of credit expressed as a yearly rate. The APR includes the interest rate, points, broker fees, and certain other credit charges that the borrower is required to pay. Conventional loans are mortgage loans other than those insured or guaranteed by a government agency such as the FHA (Federal Housing Administration), the VA (Veterans Administration), or the Rural Development Services (formerly know as Farmers Home Administration, or FmHA). Escrow is the holding of money or documents by a neutral third party prior to closing. It can also be an account held by the lender (or servicer) into which a homeowner pays money for taxes and insurance. Fixed-rate loans generally have repayment terms of 15, 20, or 30 years. Both the interest rate and the monthly payments (for principal and interest) stay the same during the life of the loan. The interest rate is the cost of borrowing money expressed as a percentage rate. Interest rates can change because of market conditions. Loan origination fees are fees charged by the lender for processing the loan and are often expressed as a percentage of the loan amount. Lock-in refers to a written agreement guaranteeing a home buyer a specific interest rate on a home loan provided that the loan is closed within a certain period of time, such as 60 or 90 days. Often the agreement also specifies the number of points to be paid at closing. A mortgage is a document signed by a borrower when a home loan is made that gives the lender a right to take possession of the property if the borrower fails to pay off on the loan. Overages are the difference between the lowest available price and any higher price that the home buyer agrees to pay for the loan. Loan officers and brokers are often allowed to keep some or all of this difference as extra compensation. Points are fees paid to the lender for the loan. One point equals 1 percent of the loan amount. Points are usually paid in cash at closing. In some cases, the money needed to pay points can be borrowed, but doing so will increase the loan amount and the total costs. Private mortgage insurance (PMI) protects the lender against a loss if a borrower defaults on the loan. It is usually required for loans in which the down payment is less than 20 percent of the sales price or, in a refinancing, when the amount financed is greater than 80 percent of the appraised value. Thrift institution is a general term for savings banks and savings and loan associations. Transaction, settlement, or closing costs may include application fees; title examination, abstract of title, title insurance, and property survey fees; fees for preparing deeds, mortgages, and settlement documents; attorneys' fees; recording fees; and notary, appraisal, and credit report fees. Under the Real Estate Settlement Procedures Act, the borrower receives a good faith estimate of closing costs at the time of application or within three days of application. The good faith estimate lists each expected cost either as an amount or a range. This brochure was prepared by the following agencies: Department of Housing and Urban Development Department of Justice Department of the Treasury Federal Deposit Insurance Corporation Federal Housing Finance Board Federal Reserve Board Federal Trade Commission National Credit Union Administration Office of Federal Housing Enterprise Oversight Office of the Comptroller of the Currency Office of Thrift Supervision These agencies (except the Department of the Treasury) enforce compliance with laws that prohibit discrimination in lending. If you feel that you have been discriminated against in the home financing process, you may want to contact one of the agencies listed above about your rights under these laws. For more information on home lending issues , visit www.consumer.gov , write to the Consumer Information Center, Pueblo, CO 81009 or visit the Center's Web site . The following brochures are available from the center: A Consumer's Guide to Mortgage Lock-lns A Consumer's Guide to Mortgage Refinancing Buying Your Home: Settlement Costs and Helpful Information Consumer Handbook on Adjustable Rate Mortgages Guide to Single Family Home Mortgage Insurance Home Buyer's Vocabulary Home Mortgages: Understanding the Process and Your Rights to Fair Lending How to Buy a Home with a Low Down Payment How to Dispute Credit Report Errors The HUD Home Buying Guide When Your Home Is on the Line Mortgage Shopping Worksheet Lender 1 Lender 2 Name of Lender Name of Contact Date of Contact Mortgage Amount Basic Information on the Loans Mortgage 1 Mortgage 2 Mortgage 1 Mortgage 2 Type of Mortgage: Fixed rate, adjustable rate, conventional, FHA, other? If adjustable, see below. Minimum down payment required Loan term (length of loan) Contract interest rate Annual percentage rate (APR) Points (may be called loan discount points) Monthly Private Mortgage Insurance (PMI) premiums How long must you keep PMI? Estimated monthly escrow for taxes and hazard insurance Estimated monthly payment (Principal, Interest, Taxes, Insurance, PMI) Fees Different institutions may have different names for some fees and may charge different fees. We have listed some typical fees you may see on loan documents. Application fee or Loan processing fee Origination fee or Underwriting fee Lender fee or Funding fee Appraisal fee Attorney fees Document preparation and recording fees Broker fees (may be quoted as points, origination fees, or interest rate add-on) Credit report fee Other fees Other Costs at Closing/Settlement Title search/Title Insurance For lender For you Estimate prepaid amounts for interest, taxes, hazard insurance, payments to escrow State and local taxes, stamp taxes, transfer taxes Flood determination Prepaid Private Mortgage Insurance (PMI) Surveys and home inspections Total Fees and Other Closing/Settlement Cost Estimates Mortgage Shopping Worksheet - continued Lender 1 Lender 2 Name of Lender Other Questions and Considerations about the Loan Mortgage 1 Mortgage 2 Mortgage 1 Mortgage 2 Are any of the fees or costs waivable? Prepayment penalties Is there a prepayment penalty? If so, how much is it? How long does the penalty period last? (for example, 3 years? 5 years?) Are extra principal payments allowed? Lock-ins Is the lock-in agreement in writing? Is there a fee to lock-in? When does the lock-in occur -0 at application, approval or another time? How long will the lock-in last? If the rate drops before closing, can you lock-in at a lower rate? If the loan is an adjustable rate mortgage: What is the initial rate? What is the maximum the rate could be next year? What are the rate and payment caps each year and over the life of the loan? What is the frequency of rate change and of any changes to the monthly payment? What is the index that the lender will use? What margin will the lender add to the index? Credit life insurance Does the monthly amount quoted to you include a charge for credit life insurance? If so, does the lender required credit life insurance as a condition of the loan? How much does the credit life insurance cost? How much lower would your monthly payment be without the credit life insurance? If the lender does not require credit life insurance, and you still want to buy it, what rates can you get from other insurance providers? The FTC works for the consumer to prevent fraudulent, deceptive and unfair business practices in the marketplace and to provide information to help consumers spot, stop, and avoid them. To file a complaint or to get free information on consumer issues , visit www.ftc.gov or call toll-free, 1-877-FTC-HELP (1-877-382-4357); TTY: 1-866-653-4261. The FTC enters Internet, telemarketing, identity theft, and other fraud-related complaints into Consumer Sentinel , a secure, online database available to hundreds of civil and criminal law enforcement agencies in the U.S. and abroad. January 1999