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Credit Scores Explained

Your credit score has a big impact on your personal finances, with a good score translating into a better rate on everything from home mortgages to auto loans to credit cards. So how do credit scores work?

Your credit score can range from 350 to 850. The higher, the better. The five factors that determine that score, and the percent to which they count towards your score, are as follows.

Payment history: 35%

This is your record of making payments on time and in full. Timely mortgage payments are particularly important. A single late mortgage payment in the last 12 months can downgrade your score. Late payments on other debts such as credit cards and car loans are also bad for your credit score, as are judgments, charge-offs and collections accounts.

A single bankruptcy in the past seven years can damage your ability to get a new credit account or a loan. If you’re looking to get a loan, you’ll have to pay off any judgments or liens first, and possibly get a “satisfaction of judgment” from the court. Your credit score will also reflect the amount of time it takes you to make a late payment. The later the payment, the worse it will be for your score. Being in default of a debt is the worst situation.

To avoid damage to your score, pay bills on time, settle any delinquent accounts and check your credit report regularly to make sure you’re not being held responsible for disputed bills.

The balance you owe compared to your available credit limit: 30%

Ideally, you should keep your balance below 30 percent of your credit limit. At the very least, it should be below 50 percent. While it may seem like a good idea to close credit accounts you don’t use often, you’re actually better off leaving them open. Also, don’t concentrate large balances in a few accounts. It’s better to spread the balance across credit lines than to have one or two accounts with a balance constituting more than 50 percent of the limit. If your credit card company is willing to increase your credit line without pulling a new report, you should take advantage of that.

How long your accounts have been open: 15%

The longer your accounts have been open, the better it is for your credit score. Again, avoid closing credit accounts. But if you have to, close the newer instead of the older ones. And opening new accounts can lower your score initially, so keep that in mind if you’re tempted to open one just to get a 0 percent introductory rate or a discount at the store. That being said, opening a few extra accounts that you don’t intend to use may not be a bad idea if you intend to get a mortgage eventually. If you don’t have much of a credit history, those extra accounts can raise your score eventually if you keep them active and their balances low.

Type of credit: 10%

A mix of credit types is best, including mortgage, auto loan and not more than five credit cards. Having nothing but a lot of credit cards will hurt your score.

Number of recent inquiries by creditors: 10%

Checking your own credit report won’t affect your score. But when a potential creditor — such as a mortgage or auto loan lender, credit card company, or department store   — performs an inquiry on your credit, that can have an impact on your score for up to a year. But you can reduce that impact by taking certain steps. When they’re done within 45 days of each other, multiple inquiries about mortgage or auto loans are treated as only one. However, if you already have a mortgage in the works, you might want to wait until the loan closes before applying for any new credit.

Please keep in mind that this is only for informational purposes, and that you should consult with appropriate professionals for tax, legal and financial planning advice.

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Trying to decide whether to buy a fixer-upper house?

How to assess the cost of a fixer upper

Trying to decide whether to buy a fixer-upper house?  When you buy a fixer-upper house, you can save a ton of money, OR get yourself in a financial fix.

Follow these Seven Steps, and you’ll know how much you can afford, how much to offer, and whether a fixer-upper house is right for you.

1.  Decide what you can do yourself.

TV remodeling shows make home improvement work look like a snap. In the real world, attempting a difficult remodeling job that you don’t know how to do will take longer than you think and can lead to less-than-professional results that won’t increase the value of your fixer-upper house.

  • Do you really have the skills to do it? Some tasks, like stripping wallpaper and painting, are relatively easy. Others, like electrical work, can be dangerous when done by amateurs.
  • Do you really have the time and desire to do it? Can you take time off work to renovate your fixer-upper house? If not, will you be stressed out by living in a work zone for months while you complete projects on the weekends?

2.  Price the cost of repairs and remodeling before you make an offer.

  • Get your contractor into the house to do a walk-through, so he can give you a written cost estimate on the tasks he’s going to do.
  • If you’re doing the work yourself, price the supplies.
  • Either way, tack on 10% to 20% to cover unforeseen problems that often arise with a fixer-upper house.

3.  Check permit costs.

  • Ask local officials if the work you’re going to do requires a permit and how much that permit costs. Doing work without a permit may save money, but it’ll cause problems when you resell your home.
  • Decide if you want to get the permits yourself or have the contractor arrange for them. Getting permits can be time-consuming and frustrating. Inspectors may force you to do additional work, or change the way you want to do a project, before they give you the permit.
  • Factor the time and aggravation of permits into your plans.

4.  Double-check pricing on structural work.

If your fixer-upper home needs major structural work, hire a structural engineer for $500 to $700 to inspect the home before you put in an offer so you can be confident you’ve uncovered and conservatively budgeted for the full extent of the problems.

Get written estimates for repairs before you commit to buying a home with structural issues.

Don’t purchase a home that needs major structural work unless:

  • You’re getting it at a steep discount
  • You’re sure you’ve uncovered the extent of the problem
  • You know the problem can be fixed
  • You have a binding written estimate for the repairs

5.  Check the cost of financing.

Be sure you have enough money for a down payment, closing costs, and repairs without draining your savings.

If you’re planning to fund the repairs with a home equity or home improvement loan:

  • Get yourself pre-approved for both loans before you make an offer.
  • Make the deal contingent on getting both the purchase money loan and the renovation money loan, so you’re not forced to close the sale when you have no loan to fix the house.
  • Consider the Federal Housing Administration’s Section 203(k) program, which is designed to help home owners who are purchasing or refinancing a home that needs rehabilitation. The program wraps the purchase/refinance and rehabilitation costs into a single mortgage. To qualify for the loan, the total value of the property must fall within the FHA mortgage limit for your area, as with other FHA loans. A streamlined 203(k) program provides an additional amount for rehabilitation, up to $35,000, on top of an existing mortgage. It’s a simpler process than obtaining the standard 203(k).

6.  Calculate your fair purchase offer.

Take the fair market value of the property (what it would be worth if it were in good condition and remodeled to current tastes) and subtract the upgrade and repair costs.

For example: Your target fixer-upper house has a 1960s kitchen, metallic wallpaper, shag carpet, and high levels of radon in the basement.

Your comparison house, in the same subdivision, sold last month for $200,000. That house had a newer kitchen, no wallpaper, was recently recarpeted, and has a radon mitigation system in its basement.

The cost to remodel the kitchen, remove the wallpaper, carpet the house, and put in a radon mitigation system is $40,000. Your bid for the house should be $160,000.

Ask your real estate agent if it’s a good idea to share your cost estimates with the sellers, to prove your offer is fair.

7.  Include inspection contingencies in your offer.

Don’t rely on your friends or your contractor to eyeball your fixer-upper house. Hire pros to do common inspections like:

  • Home inspection. This is key in a fixer-upper assessment. The home inspector will uncover hidden issues in need of replacement or repair. You may know you want to replace those 1970s kitchen cabinets, but the home inspector has a meter that will detect the water leak behind them.
  • Radon, mold, lead-based paint
  • Septic and well
  • Pest

Most home inspection contingencies let you go back to the sellers and ask them to do the repairs, or give you cash at closing to pay for the repairs. The seller can also opt to simply back out of the deal, as can you, if the inspection turns up something you don’t want to deal with.

If that happens, this isn’t the right fixer-upper house for you. Go back to the top of this list and start again.

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The 10-Step Guide for Home Buyers

find-your-dream-home-contemporary-luxury-dream-homes-lrg-73e8ddbd090c983cThe 10-Step Guide for Home Buyers

Buying a home may be the most complicated financial process of your entire life. Luckily, we’ve broken it down into 10 straightforward steps:

  1. Are you ready to become a homeowner?

Whether you’re becoming a homeowner for the first time or you’re a repeat buyer, buying a house is a financial and emotional decision that requires the experience and support of a team of reliable professionals.  Greg Lucado, Realtor® and the NextHome TwoFourFive family of Realtors® are ready and able to guide you through this important process!

 

  1. Choose Greg Lucado, Realtor® at NextHome TwoFourFive

There are two types of real estate agents.  A selling agent and a buyer’s agent.  It is very important that you work with a Realtor® who can look out for YOUR BEST INTEREST.  As a home buyer, you will want to be represented and advised throughout this legal transaction by a Realtor® as a buyer’s agent.  There is generally no cost to the home buyer for representation however, it will cost a home buyer greatly if you are unrepresented.  In the maze of forms, financing, inspections, marketing, pricing, and negotiating, it makes sense to work with Greg Lucado a local professional Realtor® serving Central Virginia who specializes in contract negotiation, knows the community and much more.

  1. Get a mortgage pre-approval

Most first-time buyers need to finance their home purchase, and a consultation with a mortgage lender is a crucial step in the process. Find out how much you can afford before you begin your home search.  Greg Lucado, Realtor® will provide you with a list of local lenders with proven track records of great service.  The prequalification process is quick and easy, and finding the right lender can be stress free with the right help.  You will be in close contact with your lender throughout your home buying experience, so finding a knowledgeable lender who knows our local real estate market and your goals is important.

  1. Look at homes

Educating yourself on your local real estate market is the key to success.  A quick home search on our site www.GregLucado.com will bring up thousands of homes for sale, but finding the perfect home for you will require some research.  Greg Lucado, Realtor® will be able to share his knowledge of our local real estate market and work closely with you to narrow your search based on your priorities to make an informed decision on which home to choose.

  1. Choose a home

While no one can know for sure what will happen to housing values, if you choose to buy a home that meets your needs and priorities, you’ll be happy living in it for years to come.

  1. Get funding

The cost of financing your home purchase is usually greater than the price of the home itself (after interest, closing costs, and taxes are added). Get as much information as possible regarding your mortgage options and other costs.  Having Greg Lucado, Realtor® along the way will take the mystery out of your journey.

  1. Make an offer

While much attention is paid to the asking price of a home, a proposal to buy includes both the price and terms. In some cases, terms can represent thousands of dollars in additional value—or additional costs—for buyers.  Putting together the best package possible in your offer to buy your home is critical.  Considering all of the costs involved, Greg Lucado, Realtor® will ask the right questions that are important for you to and engage in contract negotiation to “win” the deal that works for you.

  1. Get insurance

No sensible car owner would drive without insurance, so it figures that no homeowner should be without insurance, either. Real estate insurance protects owners in the event of catastrophe. If something goes wrong, insurance can be the bargain of a lifetime.

  1. Closing

The closing process, which in different parts of the country is also known as “settlement” or “escrow,” is increasingly computerized and automated. In practice, closings bring together a variety of parties who are part of the real estate transaction.  Greg Lucado, Realtor®  will recommend closing companies, or settlement companies that will be the best fit for your situation and he will work closely with them to keep the communication flowing.

  1. What’s next?

You’ve done it. You’ve looked at properties, made an offer, obtained financing, and gone to closing. The home is yours.  The home is yours…..  Fast, Fair and Hassle Free….  Now it’s time to begin life in your new home and with Greg Lucado, Realtor®, the memories created are just the beginning in realizing your dreams.

GregNextHome245

Direct# (434)546-9189

GregLucadoHomes@Gmail.com

www.GregLucadoHomes.com

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Should You Use Your Tax Refund Towards a New Home?

During Tax Season, Refunds Help So Many become homeowners!

Down payment is one of the biggest obstacles for prospective first time buyers to purchase a home.  But during tax season, many tax payers have more funds than any other time of year.  So there is no better time to qualify for a new home!  Quite often a tax refund may actually cover the whole down payment on a home purchase.  Additionally there are several programs that do not even require a down payment.  Even though down payment may not be required, assets help the strength of the borrower.  Furthermore, tax refunds may be used as assets or down payment right away.

If I Use a No Money Down Home Loan to Buy, Can I Spend My Tax Refund?

The quick answer is NO!  At least that would be the answer for right now.  Even if a buyer is using a 100% financing mortgage product like USDA or VA.  There are several reasons NOT to spend that tax refund.  Here are several reasons.

  1. Use the tax refund to pay closing costs
  2. Pay off debts to help qualify (talk to us before paying off a debt or collection!)
  3. Keep the refund in the bank as reserves.  More reserves equals better chance of approval
  4. Pay down credit card balances to raise credit scores
  5. Have money for furniture, curtains, or an emergency fund as a homeowner

Can I Apply Now for a Mortgage Even Though I Do Not Have my Refund Yet?

It is perfectly fine to apply for a mortgage loan when you don’t have your refund yet.  At application we can just assume the amount that you will be receiving.  As long as we can prove receipt of the funds in your account prior to the final underwriting approval.

Warning!  Don’t Do This With Your Tax Refund!

Too often we see borrowers receive a tax refund and then just cash the check.  Others will immediately withdraw the funds
from their account. Converting the refund into cash causes problems on a purchase.  Also if the cash is deposited later, proving the source is very difficult.  So it is best to deposit the refund and keep it there.  At least keep the funds in the bank account while waiting for correct advice from a mortgage professional.

Most importantly, talk with one of our professionals before spending or withdrawing the tax refund.  Each borrower’s scenario is different.  Sometimes it is more important to pay off a debt to qualify.  Conversely, others may benefit by having a down payment.

No down payment loans such as USDA or VA are great options.  Believe it or not, these loan payments may even be lower per month than loans which require a down payment.  So we will review these potential options as well for you.

In summary, let’s make sure you know all of your options before spending your tax refund.  You many not even have to spend it at all!

Mortgage Products Available for First Time Buyers Offering Low to No Down Payment

  1. USDA – No down payment required
  2. VA – Usually no down payment required.  Depends on entitlement amount, purchase price, and county limit
  3. FHA – 3.5% down payment
  4. Down Payment Assistance.  Use to offset down payment or closing costs
  5. Conventional – 3% or more down payment
  6. AND first time buyers can even get up to an additional $2000 tax credit each year!

With a tax refund, is there a better time to buy?  This is a great opportunity – low rates, stable job market, and affordable homes.  Why not buy a home now?