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home equity plan may

When Your Home Is on the Line: home More and more lenders are offering home equity lines of credit. By using the equity in your home, you may qualify for a sizable amount of credit, available for use when and how you please, at an interest rate that is relatively low. Furthermore, under the tax law--depending on your specific situation--you may be allowed to deduct the interest because the debt is secured by your home. If you are in the market for credit, a home equity plan may be right for you. Or perhaps another form of credit would be better. Before making a decision, you should weigh carefully the costs of a home equity line against the benefits. Shop for the credit terms that best meet your borrowing needs without posing undue financial risk. And remember, failure to repay the amounts you've borrowed, plus interest, could mean the loss of your home. What is a home equity line? What should you look for? How will you repay your home equity plan? Lines of credit vs. traditional second mortgage loans Disclosures from lenders What is a home equity line of credit? A home equity line of credit is a form of revolving credit in which your home serves as collateral. Because the home is likely to be a consumer's largest asset, many homeowners use their credit lines only for major items such as education, home improvements, or medical bills and not for day-to-day expenses. With a home equity line, you will be approved for a specific amount of credit--your credit limit , the maximum amount you may borrow at any one time under the plan. Many lenders set the credit limit on a home equity line by taking a percentage (say, 75 percent) of the home's appraised value and subtracting from that the balance owed on the existing mortgage. For example, [D] In determining your actual credit limit, the lender will also consider your ability to repay, by looking at your income, debts, and other financial obligations as well as your credit history. Many home equity plans set a fixed period during which you can borrow money, such as 10 years. At the end of this "draw 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 period has ended. Some plans may call for payment in full of any outstanding balance at the end of the period. Others may allow repayment over a fixed period (the "repayment period"), for example, 10 years. Once approved for a home equity line of credit, you will most likely be able to borrow up to your credit limit whenever you want. Typically, you will use special checks to draw on your line. Under some plans, borrowers can use a credit card or other means to draw on the line. There may be limitations on how you use the line. Some plans may require you to borrow a minimum amount each time you draw on the line (for example, $300) and to keep a minimum amount outstanding. Some plans may also require that you take an initial advance when the line is set up. What should you look for when shopping for a plan? If you decide to apply for a home equity line of credit, look for the plan that best meets your particular needs. Read the credit agreement carefully, and examine the terms and conditions of various plans, including the annual percentage rate (APR) and the costs of establishing the plan. The APR for a home equity line is based on the interest rate alone and will not reflect the closing costs and other fees and charges, so you'll need to compare these costs, as well as the APRs, among lenders. Interest rate charges and related plan features Home equity lines of credit typically involve variable rather than fixed interest rates. The variable rate must be based on a publicly available index (such as the prime rate published in some major daily newspapers or a U.S. Treasury bill rate); the interest rate for borrowing under the home equity line changes, mirroring fluctuations in the value of the index. Most lenders cite the interest rate you will pay as the value of the index at a particular time plus a " margin ," such as 2 percentage points. Because the cost of borrowing is tied directly to the value of the index, it is important to find out which index is used, how often the value of the index changes, and how high it has risen in the past as well as the amount of the margin. Lenders sometimes offer a temporarily discounted interest rate for home equitylines--a rate that is unusually low and may last for only an introductory period, such as 6 months. Variable-rate plans secured by a dwelling must, by law, have a ceiling (or cap ) on how much your interest rate may increase over the life of the plan. Some variable-rate plans limit how much your payment may increase and how low your interest rate may fall if interest rates drop. Some lenders allow you to convert from a variable interest rate to a fixed rate during the life of the plan, or to convert all or a portion of your line to a fixed-term installment loan. Plans generally permit the lender to freeze or reduce your credit line under certain circumstances. For example, some variable-rate plans may not allow you to draw additional funds during a period in which the interest rate reaches the cap. Costs of establishing and maintaining a home equity line Many of the costs of setting up a home equity line of credit are similar to those you pay when you buy a home. For example, A fee for a property appraisal to estimate the value of your home An application fee , which may not be refunded if you are turned down for credit Up-front charges, such as one or more points (one point equals 1 percent of the credit limit) Closing costs, including fees for attorneys, title search, and mortgage preparation and filing; property and title insurance; and taxes. In addition, you may be subject to certain fees during the plan period, such as annual membership or maintenance fees and a transaction fee every time you draw on the credit line. You could find yourself paying hundreds of dollars to establish the plan. If you were to draw only a small amount against your credit line, those initial charges would substantially increase the cost of the funds borrowed. On the other hand, because the lender's risk is lower than for other forms of credit, as your home serves as collateral, annual percentage rates for home equity lines are generally lower than rates for other types of credit. The interest you save could offset the costs of establishing and maintaining the line. Moreover, some lenders waive some or all of the closing costs. How will you repay your home equity plan? Before entering into a plan, consider how you will pay back the money you borrow. Some plans set minimum payments that cover a portion of the principal (the amount you borrow) plus accrued interest. But (unlike with the typical installment loan) the portion that goes toward principal may not be enough to repay the principal by the end of the term. Other plans may allow payment of interest alone during the life of the plan, which means that you pay nothing toward the principal. If you borrow $10,000, you will owe that amount when the plan ends. Regardless of the minimum required payment, you may choose to pay more, and many lenders offer a choice of payment options. Many consumers choose to pay down the principal regularly as they do with other loans. For example, if you use your line to buy a boat, you may want to pay it off as you would a typical boat loan. Whatever your payment arrangements during the life of the plan--whether youpay some, a little, or none of the principal amount of the loan--when the plan ends you may have to pay the entire balance owed, all at once. You must be prepared to make this " balloon payment " by refinancing it with the lender, by obtaining a loan from another lender, or by some other means. If you are unable to make the balloon payment, you could lose your home. If your plan has a variable interest rate, your monthly payments may change. Assume, for example, that you borrow $10,000 under a plan that calls for interest-only payments. At a 10 percent interest rate, your monthly payments would be $83. If the rate rises over time to 15 percent, your monthly payments will increase to $125. Similarly, if you are making payments that cover interest plus some portion of the principal, your monthly payments may increase, unless your agreement calls for keeping payments the same throughout the plan period. If you sell your home, you will probably be required to pay off your homeequity line in full immediately. If you are likely to sell your home in the near future, consider whether it makes sense to pay the up-front costs of setting up a line of credit. Also keep in mind that renting your home may be prohibited under the terms of your agreement. Lines of credit vs. traditional second mortgage loans If you are thinking about a home equity line of credit, you might also want to consider a traditional second mortgage loan. A second mortgage provides you with a fixed amount of money repayable over a fixed period. In most cases the payment schedule calls for equal payments that will pay off the entire loan within the loan period. You might consider a second mortgage instead of a home equity line if, for example, you need a set amount for a specific purpose, such as an addition to your home. In deciding which type of loan best suits your needs, consider the costs under the two alternatives. Look at both the APR and other charges. Do not, however, simply compare the APRs, because the APRs on the two types of loans are figured differently: The APR for a traditional second mortgage loan takes into account the interest rate charged plus points and other finance charges. The APR for a home equity line of credit is based on the periodic interest rate alone. It does not include points or other charges. Disclosures from lenders The federal Truth in Lending Act requires lenders to disclose the important terms and costs of their home equity plans, including the APR, miscellaneous charges, the payment terms, and information about any variable-rate feature. And in general, neither the lender nor anyone else may charge a fee until after you have received this information. You usually get these disclosures when you receive an application form, and you will get additional disclosures before the plan is opened. If any term (other than a variable-rate feature) changes before the plan is opened, the lender must return all fees if you decide not to enter into the plan because of the change. When you open a home equity line, the transaction puts your home at risk. If the home involved is your principal dwelling, the Truth in Lending Act gives you 3 days from the day the account was opened to cancel the credit line. This right allows you to change your mind for any reason. You simply inform the lender in writing within the 3-day period. The lender must then cancel its security interest in your home and return all fees--including any application and appraisal fees--paid to open the account. The material on this site is adapted from the brochure "When Your Home Is on the Line." Single or multiple copies of the brochure are available without charge. Order the brochure by telephone, mail, or fax . Order on line . Glossary | Where to go for help | Checklist Home | Consumer information | Publications | Brochures Accessibility To comment on this site, please fill out our feedback form. Last update: July 25, 2001

Land Loan

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Buy Home

How to Buy a HUD Home Housing About Housing Contact us Keywords Single Family Audience groups Buying a home Events & training FHA insured loans Common questions Housing counseling HUD homes/ REO Owning a home Reference guide Regulatory programs Hospitals Multifamily OAHP Reading room Online forums Work online HUD news Homes Communities Working with HUD Resources Tools Webcasts Mailing lists Contact us Help FAQs About Buying HUD Homes Information by State Esta página en español Print version Email this to a friend Question 1: What is a "HUD Home"? Answer: When someone with a HUD insured mortgage can't meet the payments, the lender forecloses on the home; HUD pays the lender what is owed; and HUD takes ownership of the home. Then we sell it at market value as quickly as possible. Question 2: Who can buy a HUD home? Answer: Almost anyone! If you have the cash or can qualify for a mortgage, subject to certain restrictions, you may buy a HUD home. HUD employees and relatives of HUD employees are eligible, but must receive written approval from the Director of HUD's Office of Single Family Asset Management in order to purchase a HUD-owned single family property. HUD employees should refer to paragraph 10-29C of Handbook 4310.5, REV-2, Property Disposition Handbook-One to Four Family Properties for the exact requirements to purchase a HUD-owned single family property. Other less common restrictions may apply. Question 3: Are HUD Homes meant for people with low incomes? Answer: HUD homes range in price, but most are affordable for low- and moderate-income Americans. Question 4: Is it true I can get a HUD Home for a dollar? Answer: No. HUD sells homes at market value - that means that the price is set based on the price of similar homes sold in the area. Question 5: If the HUD Home needs repairs, will HUD make them? Answer: HUD Homes are sold "as-is," without warranty. That means that HUD will not pay to correct any problems. But even if a HUD Home needs fixing up - and not all of them do - it can be a real bargain! For example, HUD's asking price on the home will reflect the fact that the buyer will have to invest money to make improvements. HUD might offer special incentives such as an allowance to upgrade the property, a moving expense allowance, or a bonus for closing the sale early. And keep in mind that on most sales, the buyer can request HUD to pay all or a portion of the financing and closing costs. Your real estate agent will have details. We encourage you to get the home professionally inspected before you make an offer so you will know what repairs you may have to make BEFORE you submit your bid. Question 6: How do I buy a HUD home? Answer: Start by finding a participating real estate agent. Your real estate agent must submit your bid for you. Normally, HUD Homes are sold in an "Offer Period." At the end of the Offer Period, all offers are opened and, basically, the highest reasonable bid is accepted. If the home isn't sold in the initial Offer Period, you can submit a bid until the home is sold. Bids can be submitted any day of the week, including weekends and holidays. They will be opened the next business day. If your bid is acceptable to HUD, your real estate agent will be notified, usually within 48 hours. Question 7: If my bid is accepted, what happens next? Answer: Your real estate agent will help you through the paperwork process. You'll be given a settlement date, normally within 30-60 days, by which you need to arrange financing and close the sale, or forfeit your earnest money deposit, or pay for an extension of your sales contract. We have an excellent booklet to help you understand the settlement process: " Buying Your Home - Settlement Costs and Helpful Information . When you buy a HUD Home, the selling agent's commission will be paid by HUD but only if you make this a condition of your offer. The listing agent's commission is always paid by HUD. HUD will pay a total sales commission of up to 6%. Question 8: How can I find out what HUD Homes are for sale? Answer: Right here! We update our lists of HUD Homes for sale every day. If you see one that interests you, contact one of the real estate agents in your area who shows HUD homes. They can help you from there. Question 9: How can I get a loan to buy a HUD Home? Answer: HUD doesn't make loans directly. But we do have a number of mortgage insurance programs that could help you buy a home. You can read about those programs . Then contact a HUD approved lender , who will take you through the steps and actually make the loan. Question 10: Can I buy a HUD Home as an investment? Answer: Most HUD Homes are initially offered on a priority basis to owner occupant purchasers (people who are buying the home as their primary residence). Following the priority period, unsold properties are then available to all buyers, including investors. Question 11: Is there anything else I should know about HUD Homes? Answer: We encourage every homebuyer and homeowner to be a wise consumer, so be sure to read our consumer information . Houses built before 1978 may have lead-based paint , which can cause harm to your family; so be sure to read about this hazard and about what you would need to do to correct it. Teachers and law enforcement officers qualify for 50% discounts in certain situations. Attention: Nonprofits and Government Agencies! HUD has a special sales program under which approved nonprofit organizations and government agencies may purchase properties at discounted prices for use in local housing or homeless programs. Content updated March 16, 2005 Back to top FOIA Privacy Web Policies and Important Links Home U.S. Department of Housing and Urban Development 451 7th Street S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 Find the address of a HUD office near you

Denver Real Estate Investments

Denver Real Estate Investments - CO Real Estate Investments at Respond Investments A business referral community with over 2.5 million members My Account | Advertise directory.respond.com | matching.respond.com | referrals.respond.com Denver Real Estate Investments (30 Listings) Review customer testimonials, FAQs, work samples, and profiles of Denver businesses. The Respond Yellow Pages features companies that provide timely responses and professional service to our members. Request More Information and Respond will match you to leading local businesses. Are You A Leading Local Business? Join Respond Now! Sponsored Business Listings Add Your Business Listing Ryan O'Brien Realty Co. - 1 Customer Referral "Denver Native" 13111 E. Briarwood Ave Centennial CO Phone (720) 353-0170 | Visit Website Description: Professional and experienced residential real estate brokerage and mortgage services Request a Quote | Submit A Referral | View Company Profile Coldwell Banker Residential Brokerage ""I specialize in RESULTS!"" 8490 E. Crescent Parkway #100 Englewood CO Phone (303) 409-6125 Description: It is my goal to meet the Real Estate needs of my clients with honesty, integrity and professionalism to listening to their needs, providing personal attention and consistent follow-up and follow through. The end result will be a lasting friendship based on truth and a job well done. I have lived in the Denver area for 16 years, and I love it. Being a member of the Coldwell . . . more Request a Quote | Submit A Referral | View Company Profile Ameriquest - AM Orange CA Phone (888) 552-7941 Request a Quote | Submit A Referral | View Company Profile RE/MAX Northwest, Inc 12000 Pecos Street Westminster CO Phone (720) 628-0964 Description: For all your real estate needs in metro Denver. Very good knowledge of the entire Denver metro area. Whether you already live in the Denver metro area or plan on relocating to the area, I can be of immense help to you. Just let me know the specifics of what you are looking for in real estate -- buying or selling -- and I will work hard to get you exactly what you are looking . . . more Request a Quote | Submit A Referral | View Company Profile Free Business Listings Add Your Free Business Listing Cove Creek Mortgage 1777 S. Bellaire St. Denver CO Request a Quote | Submit A Referral GoodLifeHomes.net 4155 E. Jewell Ave Suite 805 Denver CO Request a Quote | Submit A Referral T2 Technologies 3333 S. Bannock Street, Ste 790 Englewood CO Request a Quote | Submit A Referral America Realty 1601 Downing Street Denver CO Request a Quote | Submit A Referral Art Of Living, Inc. Denver CO Request a Quote | Submit A Referral David C. Vigil, Broker Associate, KELLER WILLIAMS DENVER CENTRAL 210 University Blvd. Suite 300 Denver CO Request a Quote | Submit A Referral HomeStride.com 217 E. FAIR PL Littleton CO Request a Quote | Submit A Referral Remax Southeast, Inc. 8821 E. Hampden Ave. Suite 110 Denver CO Request a Quote | Submit A Referral Buycor, Inc. / Richard Talley Vp (303) 738-1700 5808 S. Rapp St. Suite 235 Littleton CO Request a Quote | Submit A Referral Housing Helpers of Denver LLC 303 16th Street #180 Denver CO Request a Quote | Submit A Referral Metro Brokers Jacobsen Realty 7852 So Elati Ste 102 Littleton CO Request a Quote | Submit A Referral 1 1 2 2 Next> Next> Looking To Find A Person? 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