SBA mortgages have become very popular in the last 12 months due to the general economy, the banking crisis that has all but eliminated conventional commercial loans and because of the Stimulus Package the was rolled out in March of 2008.

Despite the fan fare, SBA mortgages come with their own set of issues that business owners should be aware of them before they make their decision to go forward with one or not. Here’s the overview of the common complaints of SBA mortgages. 1. Quirky set of underwriting rules that often defy common sense. 2. Adjustable rates on the popular SBA 7a loan and 3. High prepayment penalties on the SBA 504 loan.

SBA Mortgages – Quirks

With any government entity there are often agendas that are either political or out of touch with reality. Probably the biggest issue here is just the overall process of getting an SBA loan closed and the complex set of rules and guidelines that banks and lender have to follow in order to ensure that they will get the SBA guarantee.

For example the typical SBA loan takes 75 -90 days to close. Conventional loans normally take 60 – 75 days to close. The forms and procedures for both the bank and the borrower are much less cumbersome on conventional loans and there is more flexibility with getting exceptions on non SBA loans as wells.

However, it is important to point out that the SBA has done much in the last 3 -5 years to make the system more efficient and seamless. For example they cut the SOP (the Standard Operating Procedural Book down from 800 pages to 300 to help underwriters grasp the rules easier).

It is also very important for borrower to only work with very experienced firms in the SBA field. The last thing you want to do is go with a bank that has only done a few SBA mortgages as they will likely add an additional 60 to 90 on top of the typical 75 day process. So business owners should do their shopping as well as make sure that their timing restraints make the realities of the closing process.

SBA Mortgages – Issue with the SBA 7a Loan

One of the main complaints to the classic SBA 7a loan is that the rate normally adjusts on a monthly or quarterly basis, against the fluctuations of either the Prime Rate or LIBOR. Entrepreneurs are often concerned about the uncertainty of what their monthly payments maybe in a few years and often find it difficult to plan due to this.

The reason for the set up is to encourage banks to lend on transactions that they normally would not consider. For example, SBA mortgages often provide 90% financing. No bank would do this without the government guarantee. Further the adjusting rates helps the bank as their costs of funds fluctuate with the market as well. So they are concern about offering fixed rates to borrowers that may hurt them in the future.

Another thing to keep in mind here is that there are a few banks that will structure the SBA 7a loan with a 3 to 5 year fixed rate. As of this writing, we know of 2 in the nation… It is very rare, but it is out there.

SBA Mortgages 504 Loan

The SBA 504 loan is the best commercial mortgage for businesses when purchasing buildings over $1,000,000. The rates are very low and fixed and underwriting is still flexible. 90% financing is still available. As of this writing the rate of the SBA piece is at a historic low of 5.14% on a 20 year fixed rate…

However there is an expensive prepayment penalty that is concerning for many borrowers. It is a 10% step down, meaning it drops down by 1% per year over a ten year period. Borrowers need to keep this in mind in term of their long term plans with the building.

In addition, borrowers should weigh this negative feature against the benefits: 1. Getting a low, long term fixed rate at 90% loan to value. 2. That they can lease out the property in the future. 3 and that they can refinance the conventional loan and that the SBA loan will re subordinate into second lien position. 4. That the loan is assumable to other qualified borrows, should you want to sell the property.

All in all, and despite the concerns, SBA mortgages have rightfully earned the fanfare that they are now receiving. They are not perfect, for sure, but they offer many exceptional benefits and unlike the other commercial mortgages out there, they continue to close…

By: Jeff Rauth

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A Mortgages short sale works when a person has a debt on a property that is greater than the Fair Market Value of the Real Estate. The homeowner who qualifies for a short sale owes more than the property is worth. The lender of the property will agree to forget the difference of the two. An example; when you owe $200. 000 and the value of your property is $170. 000. The lender will take care of the $30, 000 difference.

The process takes time and most likely will not go as fast as other types of sales. The lender of a mortgage short sale will need to find a buyer. This is most important to the lender because they will get the property back if the short sale has problems passing through. Once the wheels are in motion the lender will be negotiating the sale.

The seller can always get a fair market value by finding what prices houses in their area have sold for. List the homes similar to yours, example above, $200, 000 value and let’s say they sold for $120, 000. Give this information to the lender proving how taking a write off of $30, 000 is better than losing $80, 000.

A homeowner does not have to be behind on payments. A short sale is a matter of choice for the property owner. When you decide to take this option and talk with your lender, keep in-mind that nothing is secure in “agreements” until a “formal offer” has been made in writing. Before the process really starts you will need to produce the following. Fianancial statements, pay-stubs, tax returns, your purchase agreement, HUDs statement, and a few other papers. Your waiting period starts after all the paper work is in.

After one to six weeks you should be contacted with the terms of approval. Often they will try to collect the debt from you first and may not give you the write-off you expected. This sale is not considered “desperate” sale so you need help getting it done right.

The steps taken to get to the step where you and the lender agree can be a rocky climb. Those who want to use the option to work a “short sale” need to let a professional take care of the process. You the homeowner needs to be ready and armed with knowledge about a mortgages short sale. Be able to express what you can afford to do. The professional you chose should be experienced at negotiated with lenders.

A very important factor to remember when you have a second mortgage is that both mortgages must be negotiated and signed on the dotted line before the 2nd mortgage is in the short sale contract. This is overlooked far too often and the seller is stuck with the second mortgage.

There are only a few options for homeowners when the economy is slow and values are dropping faster than the months go by. These are some important factors to determine that the mortgages short sale fits your need.

By: Randolph Rempe

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The word “mortgage” comes from both the Old French (”mort”) and English (”gage”) meaning “dead pledge.” In the late 12th century, the first mortgages were recorded in England. One would borrow money to buy property if they could not afford it. If they did not pay up, the creditor would take the real estate and the property ownership would be dead to them. On the flip side, if a debtor paid off the loan, the debt would be extinguished and therefore dead in that respect.

This system was brought to America with the pilgrims and as people bought property they would take out a loan from a local bank. In those days, the banks were smart and the buyer had to put down 50% of the purchase price and pay back the loan over a shorter period of time. Property ownership was nationwide come the early 1900’s when the depression hit. The government, the people and the banks all went belly up and it was foreclosure city!

When Roosevelt became president, he created the FHA (Federal Housing Administration) to insure banks in case of mortgage default. This made lenders more apt to lend to people and not worry about foreclosure. However, the lending system was more local and each area had its own economy and based rates and lending on that.

Come on down FannieMae! In 1938 the Government created FNMA to buy the mortgage loans from the lenders. FNMA would buy the loans and sell them as securities on Wall Street. This way, the lenders had a central location to sell their mortgages to with a conforming set of guidelines to meet. After WWII, the vets returned looking for housing and work and so the housing boom started. In 1944, The Veteran’s Administration was started to insure loans taken out by Veterans and their families. Not only did the government guarantee (partial) these loans, but they were giving 100% financing. Come, 1970, the Government realized they needed more funding for loans and created Federal Home Loan Mortgage Corporation (FHLMC), known as FreddieMac. Freddie would buy the loans that FNMA would buy and then some. Freddie was known for doing all sorts of weird and commercial loans in addition to the basics. For instance, Freddie would buy multi million dollar loans used to finance coop conversions in Manhattan, big commercial retail projects and health facilities. More of a real estate boom.

So, you can see how housing was able to progress from the caves and huts of simpler times. There will always be housing booms and bubbles that move with the nation’s economy. The difference we are seeing now is that there is a global ripple affect from the bulk sale of mortgages. Since FNMA, the mortgage industry became an investment vehicle for Wall Street and now the global financial world. This is good for the lenders in that they have an outlet and conforming guidelines. This is bad, because it can and is literally a house of cards!

By: Dale Siegel

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Mortgages for people with bad credit are not easy during the early years. Having a bad credit used to be the biggest hindrance for getting approval for mortgages or loans; thus, causing numerous people to feel frustrated and disheartened.

Now, there is this good news. People with bad credit can still get loans and it is not that difficult anymore. There are chances now for such people to gain success in getting their desired loans. At present, numerous companies have been engaging in loans and mortgages for people who have bad credit. Even big lending companies have now joined the fray. These companies saw a great opportunity to earn from granting loans and mortgages for people with bad credit.

These types of companies are called bad credit mortgage companies or sub-prime mortgage companies. They entertain applications from indebted people. What they do is that they consult and depend on scores given by FICO in order to determine a person’s worthiness in obtaining credit. There are agencies which can provide these credit scores. The credit score of 620 is considered as a bad credit. Bad credit mortgage companies can still grant loans for a person who has the credit score of 620 and below that; however, if it goes below 500, his application will not be approved.

Because of this type of operation, those who are looking forward to obtain mortgages for people with bad credit have every reason to rejoice. It is because they have something to turn to again in times of financial difficulty. However, they should be on the lookout for those companies who will not hesitate to fleece and take advantage of their situation. The motive of such companies is clearly seen by the unusual rates they bestow on clients; rates which are a lot higher than what is appropriate. Another strategy these companies put in effect is asking for a down payment in order to prove that these people are determined to get the loan they are applying for. They may also be required to pay for mortgage insurance with higher interest rates.

Companies that specialize in mortgages for people with bad credit are making extensive advertisements everywhere. You will find their ads on TV, radio stations, print ads, posters, flyers and even on the internet. They give away application forms off-line and online. Companies who do these stuffs are those who are earning well from this type of industry but people should be very optimistic when settling for loans, especially those who have history in bad credit. They should always seek for lenders who do not simply desire to earn and take advantage of their situation but those who also have the intention of helping them.

By: Miodrag Trajkovic

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Turn on the television or open up your internet explorer and chances are you’ll see ad after ad for reverse mortgages, all of which are targeted toward senior citizens. With so many scams these days that revolve around mortgages, and those geared toward senior citizens, you do well to want to explore all the details of mortgages before ever signing on for such a deal. So, what are they and how do they work? And why are these ads only geared toward seniors?

First of all, it’s important to understand that reverse mortgages are advertised to seniors not because they are some type of scam but because they are only available to those 62 and over in the United States. Sorry, but you must be a senior to be eligible.

It’s also good to understand how a typical mortgage works. For a regular mortgage, the homeowner borrows a certain amount of money at a certain interest rate and pays monthly payments to the bank. Because of the way the loan is amortized, much of those payments go toward interest, but as the principal of the loan is paid down, the homeowner builds equity in the home. This equity is an important factor in mortgages. Equity in a home simply refers to the fact that the home is now worth more than what the homeowner owes on it; if he or she were to sell the house, that excess amount they would receive over and above the loan amount is equity.

In many cases, a person may buy a home when they are younger and as they pay over the life of the loan, by the time they are a senior citizen the mortgage may be entirely paid off. When they are in their 60’s, it’s assumed by many that they don’t have a mortgage or have very little of the mortgage balance left. The home by this time should have quite a bit of equity in it. This type of mortgages tap into that equity of the home by giving it to the homeowner by way of a monthly “allowance” or one lump sum. Rather than needing to be paid back to the bank every month, however, the mortgage do not become due until the homeowner dies, sells the home, or leaves the home permanently (such as to move to a nursing home or other full-time facility). If there is no payment arrangement at that time, the bank would then seize the home the way they would with a typical mortgage foreclosure.

The Pros and Cons of Reverse Mortgages

You might immediately be thinking of some drawbacks of reverse mortgages. For example, if the homeowner is getting this loan as monthly payments and then he or she dies, chances are there will be no cash reserves with which to pay back the loan. This means the bank is likely to seize the home. For those who had been looking to leave their home to their children or grandchildren as part of an inheritance, this can be a complicated problem. When the home is sold, monies owed for the mortgage get paid first; any and all equity above and beyond that go back to the estate, but this often takes time and of course there are always added fees and costs tacked on when the bank needs to seize a home.

However, reverse mortgages might work for seniors that need cash for their health care or other reasons. If they only take a small amount and leave other cash reserves, such as their 401(k), then there may be a cash reserve from which to repay any mortgage when they become due. Or, seniors who do not have children or do not plan on leaving the home to the children can tap into this money while they are still alive and may need it.

Examining all these details of reverse mortgages is the only way to really be sure if such an arrangement is appropriate for you.

By: David Cowley

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