When it comes to home financing, there are many different options to choose from. How do you find the loan that’s best for you? Here’s some information to help you.
How are mortgage interest rates determined?
Interest rates fluctuate based on a variety of factors, including inflation, the pace of economic growth, and Federal Reserve policy. Over time, inflation has the largest influence on the level of interest rates. A modest rate of inflation will almost always lead to low interest rates, while concerns about rising inflation normally cause interest rates to increase. Our nation’s central bank, the Federal Reserve, implements policies designed to keep inflation and interest rates relatively low and stable.
What is an adjustable-rate mortgage?
An adjustable-rate mortgage, or an “ARM” as they’re commonly called, is a loan type that offers a lower initial interest rate than most fixed rate loans. The trade-off is that the interest rate can change periodically, usually in relation to an index, and the monthly payment will go up or down accordingly.
Against the advantage of the lower payment at the beginning of the loan, you should weigh the risk that an increase in interest rates would lead to higher monthly payments in the future. It’s a trade-off. You get a lower rate with an ARM in exchange for assuming more risk.
For many people in a variety of situations, an ARM is the right mortgage choice, particularly if your income is likely to increase in the future or if you only plan on being in the home for three to five years.
Here’s some detailed information explaining how ARMs work:
With most ARMs, the interest rate and monthly payment are fixed for an initial time period such as one year, three years, five years, or seven years. After the initial fixed period, the interest rate can change every year. For example, one of our most popular adjustable-rate mortgages is a five-year ARM. The interest rate won’t change for the first five years (the initial adjustment period) but can change every year after the first five years.
Our ARM interest rate changes are tied to changes in an index rate. Using an index to determine future rate adjustments provides you with assurance that rate adjustments will be based on actual market conditions at the time of the adjustment. The current value of most indices is published weekly in the Wall Street Journal. If the index rate moves up so does your mortgage interest rate and you’ll probably have to make a higher monthly payment. On the other hand, if the index rate goes down, your monthly payment may decrease.
To determine the interest rate on an ARM, we’ll add a pre-disclosed amount to the index called the “margin.” If you’re still shopping, comparing one lender’s margin to another’s can be more important than comparing the initial interest rate, since it’ll be used to calculate the interest rate you’ll pay in the future.
An interest-rate cap places a limit on the amount your interest rate can increase or decrease. There are two types of caps:
1. Periodic or adjustment caps, which limit the interest rate increase or decrease from one adjustment period to the next.
2. Overall or lifetime caps, which limit the interest rate increase over the life of the loan.
As you can imagine, interest rate caps are very important since no one knows what can happen in the future. All of the ARMs we offer have both adjustment and lifetime caps. Please see each product description for full details.
“Negative amortization” occurs when your monthly payment changes to an amount less than the amount required to pay interest due. If a loan has negative amortization, you might end up owing more than you originally borrowed. None of the ARMs we offer allow for negative amortization.
Some lenders may require you to pay special fees or penalties if you pay off the ARM early. We never charge a penalty for prepayment.
Contact a loan advisor
Selecting a mortgage may be the most important financial decision you’ll make and you’re entitled to all the information you need to make the right decision. Don’t hesitate to contact one of our loan advisors if you have questions about the features of our adjustable-rate mortgages.
Should I pay discount points in exchange for a lower interest rate?
Discount points are considered a form of interest. Each point is equal to one percent of the loan amount. You pay them, up front, at your loan closing in exchange for a lower interest rate over the life of your loan. This means more money will be required at closing, however, you will have lower monthly payments over the term of your loan.
To determine whether it makes sense for you to pay discount points, you should compare the cost of the discount points to the monthly payments savings created by the lower interest rate. Divide the total cost of the discount points by the savings in each monthly payment. This calculation provides the number of payments you’ll make before you actually begin to save money by paying discount points. If the number of months it will take to recoup the discount points is longer than you plan on having this mortgage, you should consider the loan program option that doesn’t require discount points to be paid. Use our Should I Buy Points? calculator to see which option is right for you.
Is comparing APRs the best way to decide which lender has the lowest rates and fees?
The Federal Truth in Lending law requires that all financial institutions disclose the Annual Percentage Rate (APR) when they advertise a rate. The APR is designed to present the actual cost of obtaining financing, by requiring that some, but not all, closing fees are included in the APR calculation. These fees, in addition to the interest rate, determine the estimated cost of financing over the full term of the loan. Since most people do not keep the mortgage for the entire loan term, it may be misleading to spread the effect of some of these upfront costs over the entire loan term.
Also, the APR doesn’t always include all the closing fees. Fees for things like appraisals, title work, and document preparation are not included even though you’ll probably have to pay them.
For adjustable-rate mortgages, the APR can be even more confusing. Since no one knows exactly what market conditions will be in the future, assumptions must be made regarding future rate adjustments.
You can use the APR as a guideline to shop for loans but you should not depend solely on the APR in choosing the loan program that’s best for you. Look at total fees, possible rate adjustments in the future if you’re comparing adjustable rate mortgages, and consider the length of time that you plan on having the mortgage.
Don’t forget that the APR is an effective interest rate—not the actual interest rate. Your monthly payments will be based on the actual interest rate, the amount you borrow, and the term of your loan.
How do I know if it’s best to lock in my interest rate or let it float?
Mortgage interest-rate movements are as hard to predict as the stock market and no one can really know for certain whether they’ll go up or down.
If you have a hunch that rates are on an upward trend then you’ll want to consider locking the rate as soon as you’re able. Before you decide to lock, make sure that your loan can close within the lock-in period. It won’t do any good to lock your rate if you can’t close during the rate-lock period. If you’re purchasing a home, review your contract for the estimated closing date to help you choose the right rate-lock period. If you’re refinancing, in most cases, your loan could close within 30 days. However, if you have any secondary financing on the home that won’t be paid off, allow some extra time since we’ll need to contact that lender to get their permission.
If you think rates might drop while your loan is being processed, take a risk and let your rate “float” instead of locking.
How much money will I save by choosing a 15-year rather than a 30-year loan?
A 15-year fixed-rate mortgage gives you the ability to own your home free and clear in 15 years. And, while the monthly payments are somewhat higher than a 30-year loan, the interest rate on the 15-year mortgage is usually a little lower, and, more importantly, you’ll pay less than half the total interest cost of the traditional 30-year mortgage.
However, if you can’t afford the higher monthly payment of a 15-year mortgage, don’t feel alone. Many borrowers find the higher payment out-of-reach and choose a 30-year mortgage. For most people, it still makes sense to use a 30-year mortgage.
Who should consider a 15-year mortgage?
The 15-year fixed-rate mortgage is most popular among younger homebuyers with sufficient income to meet the higher monthly payments to pay off the house before their children start college. They own more of their home faster with this kind of mortgage, and can then begin to consider the cost of higher education for their children without having a mortgage payment to make as well. Other homebuyers, who are more established in their careers, have higher incomes, and whose desire is to own their homes before they retire, may also prefer this mortgage.
Advantages and disadvantages of a 15-year mortgage
The 15-year fixed-rate mortgage offers two big advantages for most borrowers:
- You own your home in half the time it would take with a traditional 30-year mortgage.
- You save more than half the amount of interest of a 30-year mortgage. Lenders usually offer this mortgage at a slightly lower interest rate than with 30-year loans—typically up to .5% lower. It’s this lower interest rate added to the shorter loan life that creates real savings for 15-year fixed-rate borrowers.
The possible disadvantages associated with a 15-year fixed rate mortgage are:
- The monthly payments for this type of loan are roughly 10 percent to 15 percent higher per month than the payment for a 30-year.
- Because you’ll pay less total interest on the 15-year fixed-rate mortgage, you won’t have the maximum mortgage interest tax deduction possible.
Compare them yourself
Use our 15-Year vs 30-Year calculator to help decide which loan term is best for you.
Are there any prepayment penalties charged for these loan programs?
None of the loan programs we offer have penalties for prepayment. You can pay off your mortgage any time with no additional charges.
What’s your rate-lock policy?
The interest-rate market is subject to movements without advance notice. Locking in a rate protects you from the time your lock is confirmed to the day your lock period expires.
A lock is an agreement by the borrower and the lender and specifies the number of days for which a loan’s interest rate and discount points are guaranteed. Should interest rates rise during that period, we’re obligated to honor the committed rate. Should interest rates fall during that period, the borrower must honor the lock.
When can I lock?
In some cases, your online application will provide all the information needed and you’ll have the option to lock immediately after loan approval. Otherwise, you’ll be invited back to lock after we’ve reviewed your documentation and credit package. We’ll notify you via email when you’re able to request the lock.
We don’t charge a fee for locking in your interest rate.
We currently offer a 30-day lock-in period on our site. This means your loan must close and disburse within this number of days from the day your lock is confirmed by us.
Once we accept your lock, your loan is committed into a secondary market transaction. Therefore, we aren’t able to renegotiate lock commitments.
Tell me more about closing fees and how they’re determined.
A home loan often involves many fees, such as the appraisal fee, title charges, closing fees, and state or local taxes. These fees vary from state to state and also from lender to lender. Any lender or broker should be able to give you an estimate of their fees, but it’s more difficult to tell which lenders have done their homework and are providing a complete and accurate estimate. We take quotes very seriously. We’ve completed the research necessary to make sure that our fee quotes are accurate to the city level—and that’s no easy task!
To assist you in evaluating our fees, we’ve grouped them as follows:
Fees we consider third-party fees include the appraisal fee; credit report fee; settlement or closing fee; survey fee; tax service fees; title insurance fees; flood certification fees; and, courier/mailing fees.
Third-party fees are fees we’ll collect and pass on to the person who actually performed the service. For example, an appraiser is paid the appraisal fee, a credit bureau is paid the credit report fee, and a title company or an attorney is paid the title insurance fees.
Typically, you’ll see some minor variances in third-party fees from lender to lender since a lender may have negotiated a special charge from a provider they use often, or chooses a provider that offers nationwide coverage at a flat rate. You may also see that some lenders absorb minor third-party fees such as the flood certification fee, the tax service fee, or courier/mailing fees.
Taxes and other unavoidables
Fees we consider to be taxes and other unavoidables include: state/local taxes and recording fees. These fees will most likely have to be paid regardless of the lender you choose. If some lenders don’t quote you fees that include taxes and other unavoidable fees, don’t assume you won’t have to pay them. It probably means that the lender who doesn’t tell you about the fee hasn’t done the research necessary to provide accurate closing costs.
Fees such as discount points, document preparation fees and loan processing fees are retained by the lender and are used to provide you with the lowest rates possible. This is the category of fees you should compare very closely from lender to lender before making a decision.
You may be asked to prepay some items at closing that will actually be due in the future. These fees are sometimes referred to as prepaid items.
One of the more common required advances is called “per diem interest” or “interest due at closing.” All of our mortgages have payment due dates of the 1st of the month. If your loan is closed on any day other than the first of the month, you’ll pay interest, from the date of closing through the end of the month, at closing. For example, if the loan is closed on June 15, we’ll collect interest from June 15 through June 30 at closing. This also means that you won’t make your first mortgage payment until August 1. This type of charge shouldn’t vary from lender to lender, and doesn’t need to be considered when comparing lenders. All lenders will charge you interest beginning on the day the loan funds are disbursed. It’s simply a matter of when it’ll be collected.
If an escrow or impound account will be established, you’ll make an initial deposit into the escrow account at closing so that sufficient funds are available to pay the bills when they become due.
If your loan requires mortgage insurance, up to two months of the mortgage insurance will be collected at closing. Whether or not you must purchase mortgage insurance depends on the size of the down payment you make.
If your loan is a purchase, you’ll also need to pay for your first year’s homeowner’s insurance premium prior to closing. We consider this to be a required advance.
What’s title insurance and why do I need it?
If you’ve ever purchased a home before, you may already be familiar with the benefits and terms of title insurance. But if this is your first home loan or you’re refinancing, you may be wondering why you need another insurance policy.
The answer is simple: the purchase of a home is most likely one of the most expensive and important purchases you’ll ever make. You, and especially your mortgage lender, want to make sure the property is indeed yours—that no individual or government entity has any right, lien, claim or encumbrance on your property.
The function of a title insurance company is to make sure your rights and interests to the property are clear; that transfer of title takes place efficiently and correctly; and, that your interests as a homebuyer are fully protected.
Title insurance companies provide services to buyers, sellers, real estate developers, builders, mortgage lenders and others who have an interest in real estate transfer. Title companies typically issue two types of title policies:
- Owner’s Policy. This policy covers you, the homebuyer.
- Lender’s Policy. This policy covers the lending institution over the life of the loan.
Both types of policies are issued at the time of closing for a one-time premium, if the loan is a purchase. If you are refinancing your home, you probably already have an owner’s policy that was issued when you purchased the property, so we’ll only require that a lender’s policy be issued.
Before issuing a policy, the title company performs an in-depth search of the public records to determine if anyone other than you has an interest in the property. The search may be performed by title company personnel using either public records or, more likely, the information contained in the company’s own title plant.
After a thorough examination of the records, any title problems are usually found and can be cleared up prior to your purchase of the property. Once a title policy is issued, if any claim covered under your policy is ever filed against your property, the title company will pay the legal fees involved in the defense of your rights. They’re also responsible for covering losses arising from a valid claim. This protection remains in effect as long as you or your heirs own the property.
The fact that title companies try to eliminate risks before they develop makes title insurance significantly different from other types of insurance. Most forms of insurance assume risks by providing financial protection through a pooling of risks for losses arising from an unforeseen future event, say a fire, accident or theft. On the other hand, the purpose of title insurance is to eliminate risks and prevent losses caused by defects in title that may have happened in the past.
This risk elimination has benefits to both the homebuyer and the title company. It minimizes the chances that adverse claims might be raised, thereby reducing the number of claims that have to be defended or satisfied. This keeps costs down for the title company and the premiums low for the homebuyer.
Buying a home is a big step emotionally and financially. With title insurance you are assured that any valid claim against your property will be borne by the title company, and that the odds of a claim being filed are slim indeed.
What’s mortgage insurance and when is it required?
First of all, let’s make sure that we mean the same thing when we discuss “mortgage insurance.” Mortgage insurance shouldn’t be confused with mortgage life insurance, which is designed to pay off a mortgage in the event of a borrower’s death. Mortgage insurance makes it possible for you to buy a home with less than a 20% down payment by protecting the lender against the additional risk associated with low-down-payment lending. Low-down-payment mortgages are becoming more and more popular, and by purchasing mortgage insurance, lenders are comfortable with down payments as low as 3% – 5% of the home’s value. It also provides you with the ability to buy a more expensive home than otherwise possible if a 20% down payment were required.
The mortgage insurance premium is based on loan-to-value ratio, type of loan, and amount of coverage required by the lender. Usually, the premium is included in your monthly payment and one to two months of the premium is collected as a required advance at closing.
It may be possible to cancel private mortgage insurance at some point, such as when your loan balance is reduced to a certain amount—below 75% to 80% of the property value. Recent federal legislation requires automatic termination of mortgage insurance for many borrowers when their loan balance has been amortized down to 78% of the original property value. If you have any questions about when your mortgage insurance could be cancelled, please contact our loan advisors.
What’s the maximum percentage of my home’s value that I can borrow?
The maximum percentage of your home’s value depends on the purpose of your loan, how you use the property, and the loan type you choose. So the best way to determine what loan amount we can offer is to complete our online application!
What’s a combination loan?
A combination loan is a combination of a first mortgage and a second mortgage. Together, the two loans provide the funds required to purchase or refinance a property. It’s called a combination loan because the second mortgage is “stacked” on or combined with the first. Generally, the first mortgage is for 80% of the home’s value and the second mortgage is used to finance the portion of the remaining 20% that isn’t covered by the down payment. In most cases, the interest rate on the second mortgage is higher than the interest rate on the first mortgage.
Why would I choose a combination loan?
A combination loan eliminates the need for Private Mortgage Insurance (PMI), which is typically required any time a first mortgage is provided for more than 80% of the home’s value. This is accomplished by limiting the first mortgage to no more than 80% of the home’s value and financing any additional funds that are needed using a second mortgage. Typically the interest rate of the second mortgage is higher than that of the first mortgage, but generally less expensive than the cost of PMI. You should always compare the cost of a combination loan with the cost of a first mortgage. Even when combined with the additional cost of a second mortgage, at higher interest rate, the combination loan may still be less than the PMI premium because mortgage interest is tax deductible, whereas PMI is not. It’s always prudent to review all your financing options before deciding which is best for you.
4020 Fee Fee Road
Bridegton, MO 63044
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Mortgage Solutions, LLC (NMLS #277481). Missouri Residential Mortgage Licensee #17-1908; Illinois Residential Mortgage License #MB.6760773; Kansas Licensed Mortgage Company #MC.0025070.
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