The top 5 loans to avoid

Author: Daniel Sosa  //  Category: Uncategorized

Courtesy of smartmoney.com

As the credit crunch picks up steam and lenders increasingly cut credit lines and deny financing, consumers with shaky credit - those who have a credit score of around 660 or lower - are left with few favorable lending options. But if they’re willing to pay up — say by incurring triple-digit interest rates or strict penalties — then the opportunities seem almost endless.

For these borrowers, there’s no shortage of companies willing to offer them payday loans charging 400% interest or car title loans that require your car as collateral. Take a loan against a 401(k) and the financial costs are plentiful when you start adding up all of the potential fees you could incur.

Even worse, unless such loans are quickly paid in full (say within a month or so), most borrowers will be left with more debt and less savings than they originally had, says Linda Sherry, a spokesperson for Consumer Action, a nonprofit consumer education and advocacy organization.

1. Payday Loans

Payday loans are short-term cash loans often ranging from $300 to $500 that are only worth it if a borrower has no other options left, can’t use a credit card and are able to pay the loan back quickly, says Leslie Parrish, a senior researcher at the Center for Responsible Lending (CRL). Otherwise, they’ll land the borrower deeper into debt.

To get a payday loan, you need to show proof that you have a checking account (with a check) and a job (with a pay stub) or some other source of verifiable income like Social Security benefits. As collateral, a personal check to the payday company for the amount being borrowed plus interest, which they’re told about before agreeing to the loan, is required. Should the borrower not repay his debt, the company will then cash his check.

But that’s far from the worst thing about these loans. Payday loans often carry an annual percentage rate of 400% or higher, says Parrish. The deadline to repay the loan in full is your next payday, but borrowers often don’t have enough money and end up renewing it, she says. To renew a payday loan, you pay a fee of around $15 for every $100 and, in essence, re-borrow the money. It’s a lucrative business for payday lenders: Renewal loans total more than $20 billion a year in business for them, according to the CRL.

Payday loans aren’t authorized in 10 states: Connecticut, Georgia, Maine, Maryland, Massachusetts, New Jersey, New York, Pennsylvania, Vermont and West Virginia all outlaw them. And, interest-rate caps on payday loans of between 17% and 36% have been set in Arkansas, Washington, D.C., New Hampshire, North Carolina and Ohio. Arizona is expected to join this list in July 2010.

2. Car Title Loans

Car title loans are often a consumer’s last hope for financing, says Jean Ann Fox, director of financial services at Consumer Federation of America (CFA). And they also carry some pretty big consequences: Default on the loan and the lending company will take your car.

Car title loans are based on a fraction of what your car is worth, averaging 55% of its value, according to a 2005 report (the most recent) by the CFA. The median smallest loan amount is $175 and the highest is $2,500, according to the CFA’s report. To qualify for the loan, borrowers need a car that they own outright.

Most car title loans need to be repaid in one month, but a borrower can hold onto their car as long as they repay a portion of the loan and renew it for a fee each month, says Fox. On average, these loans end up charging consumers 300% in APR, she says.

3. Cash Advances

Credit card issuers may be cutting credit lines, but they aren’t cutting back on offering cash advances. And for good reason: The average interest rate on a cash advance is 22%, up from 19% in 2005, says Josh Frank, a senior researcher at the Center for Responsible Lending. And fees range between 3% and 5% of the cash advance amount, he says.

Most consumers have a hard time paying down this balance, especially when they have an existing balance for purchases on the same account. Credit card issuers tend to apportion monthly payments to the balance that carries the lowest interest rate first. If your APR on purchases is lower than that for cash advances, which is typically the case, then monthly payments will go toward purchases while the cash advance balance continues to grow.

Thanks to the new credit card legislation that will be put in place beginning in February 2010, monthly payments will start being put toward the highest APR balance first. But until then don’t expect to pay that cash advance off anytime soon as long as you have an existing balance.

4. Overdraft Loans

Banks used to deny debit card purchases when a consumer didn’t have enough cash in their checking account to cover the bill. Now, it’s almost standard operating procedure to let those transactions go through.

After all, such transactions trigger lucrative overdraft fees of on average $34 per occurrence, says Rebecca Born

What’s Ahead For Mortgage Rates This Week : August 31, 2009

Author: Daniel Sosa  //  Category: Uncategorized

Mortgage rates will react to the non-farm payrolls report Sept 4 2009Mortgage markets were flat last week overall, although mortgage rates were somewhat volatile from day-to-day.

For rate shoppers, the best pricing was available Monday morning and Friday afternoon — everything in between was slightly elevated.

It’s the second consecutive week in which rates finished unchanged.

There was a string of good news last week about the economy, led by housing. New Home Sales, Existing Home Sales, and the Case-Shiller Index all surprised to the high-side and consumer confidence numbers came in higher-than-expected, too.

In prior weeks, strong data like this would have caused mortgage rates to rise. Last week, however, it didn’t. Mostly because foreign demand for mortgage-backed bonds has remained strong.

This week, there’s only one major data release and its timing may prove to be problematic.

Friday, the Bureau of Labor Statistics releases the August Non-Farm Payrolls report. With housing’s rebound seemingly underway, the jobs report takes on added significance. Joblessness can undermine consumer confidence and spending and cause harm to the recovering U.S. economy.

This is one reason why rate shoppers should be cautious toward the end of the week — the jobs report will move markets. The other reason to be cautious is because Friday is the day before Labor Day and Wall Street will be short-staffed.

Fewer traders means more volatility — if rates start to pop, they’ll really pop.

The New Conforming Mortgage Guidelines, Effective September 1, 2009

Author: Daniel Sosa  //  Category: Uncategorized

New mortgage guidelines due September 1 2009As a reminder, Fannie Mae is rolling out new lending guidelines Tuesday, September 1, 2009.

Starting next week, being approved for a home loan could be much more difficult.

The new rules mark the first major underwriting update since April of this year. The changes are mostly geared at fraud prevention.

Among the updates:

  1. Stock options are no longer eligible for “reserves”
  2. Relocating families can’t use the “trailing” spouse’s projected income
  3. “Tip” income must be documented and verified
  4. Lenders must call employers to verify employment
  5. Lenders must verify tax transcripts against IRS records

But there are other changes, too. As examples:

  1. Owners and buyers of 2-unit homes are subject to new minimum FICOs with larger downpayment and equity requirements.
  2. Only 70% of stock, bond and mutual values may be used as reserves
  3. Only 60% of retirement assets may be used as reserves

Consider this post to be your advance warning. Not everyone that qualifies for a mortgage on Monday, August 31 will qualify on Tuesday, September 1.

Therefore, if you have a pending need for a mortgage — for either a purchase or a refinance — it’s probably best to talk with a lender as soon as possible. The deadline is based on the date of application — not the date of closing.

Read the complete Fannie Mae announcement online.

Home Supplies Plummet, Putting Pressure On Home Prices To Rise

Author: Daniel Sosa  //  Category: Uncategorized

New Homes supply July 2009It’s no wonder that builder confidence is soaring — their inventory of homes for sale is depleting at a furious pace.

For the 4th straight month, New Home Sales gained, posting the best numbers since last September’s meltdown and handily beating economist expectations.

The available supply of homes is down to 7.5 months nationwide.

It’s further evidence that the housing market may have bottomed at some point this past spring.

To be sure, the strong housing data is, in part, a reaction to three outside factors:

  1. Low mortgage rates
  2. An expiring government tax credit
  3. Hefty builder incentives

But, buyers are buyers and the clearing out of outstanding inventory provides terrific support for home prices. It also gives them reason to rise.

Coupled with the blowout Existing Home Sales numbers from July, therefore, this months’ New Homes Sale report may be a signal that the Buyers’ Market is ending and the Sellers’ Market is beginning.

If you’re planning to buy a home this year or next, it may be time to get a move on. Wait too long, and prices may be up.

Home Prices Keep Rising, Rising, Rising

Author: Daniel Sosa  //  Category: Uncategorized

Case-Shiller June 2009

18 of 20 markets tracked by the Case-Shiller Index showed rising home values in June. It’s the 5th consecutive month with strong numbers and the best showing for the benchmark housing index since home values began deflating in 2006.

Some would argue it’s a sign that housing has finally bottomed out. Even Case-Shiller representatives acknowledge that home prices are “on an upswing”.

Despite the Case-Shiller Index’s popularity with economists and the press, though, it’s falls short of being a perfect housing indicator. As examples:

  1. Its data is reported with a 2-month lag
  2. Its sample set includes just 20 U.S. cities
  3. Real estate isn’t a “national” market — it’s local

Nevertheless, flaws aside, Case-Shiller is still important. It helps identify broader trends in housing and many people believe the housing is the keystone of the economy right now.

This is why June’s Case-Shiller Index gives cause for hope. The nascent housing recovery has a long road ahead but June’s Case-Shiller data shows that we’re heading in the right direction.

The Long-Term Trendline For Existing Home Sales Points To A Housing Recovery

Author: Daniel Sosa  //  Category: Uncategorized

Existing Home Sales July 2009The housing market continues to surprise. Last week, the latest good news came in the form of the monthly Existing Home Sales report.

An “existing home” is a home sold by an existing owner as opposed to a developer. It’s non-new construction property.

The data on Existing Home Sales was noteworthy for its trends:

  1. Sales volume rose over four straight months for the first time in 5 years
  2. Sales volume rose year-to-year for the first time in 4 years
  3. Median home prices fell for the first time since April

Furthermore, first-time home buyers and buyers of “distressed” homes accounted for nearly one-third of the market activity each.

But, before we declare a bottom in housing, it’s important that we remember the First Rule of Real Estate — All Real Estate Is Local.

The Existing Home Sales report is not neighborhood-specific. It lumps cities like San Diego and Saint Paul into a giant sample set and fails to account for regional differences in real estate, let alone neighborhood ones.

This is the primary reason why on-the-ground real estate agents are better sources for a market pulse versus a report from a national trade group. The national group can’t know the happenings of every street and every home in a market.

That said, however, the national data isn’t completely useless.

Looking at the long-term patterns in the Existing Home Sales report, we can infer that ample supplies, low mortgage rates and tax credits are spurring home sales in a lot of U.S. markets.

Eventually, this will lead home prices higher.

What’s Ahead For Mortgage Rates This Week : August 24, 2009

Author: Daniel Sosa  //  Category: Uncategorized

Mortgage rates are riding a roller coasterMortgage markets finished the week unchanged last week but don’t let that make you think the markets were flat. It was a bumpy five days and rates were volatile.

Friday was the worst day of the week by far.

An all-day deterioration, sparked by better-than-expected housing data, caused mortgage rates to tack on a quarter-percent by the noon hour and markets never recovered.

Rates closed out at their worst levels of the week and the unfavorable momentum figures to carry into this week’s trading, too.

There are two major reasons why rates could rise higher this week:

  1. Fed Chairman Bernanke said Friday that the near-term growth prospects “appear good”. Comments like this draw money from bond issues to the stock market — a move that’s bad for rates.
  2. Crude oil hit a 10-month high, a potentially inflationary development. Inflation often leads mortgage rates higher.

Furthermore, rate shoppers should take note that this week will feature the release of two key housing reports — the Case-Shiller Index (Tuesday) and the New Homes Sales report (Wednesday). Both have handily beat expectations in recent months and should that trend continues, mortgage rates would likely rise because of renewed economic optimism.

What’s good for the economy, lately, has tended to be bad for rates.

Whether you’re shopping for a new home or looking to refinance an existing one, be wary of the ever-changing mortgage market. Rates move quickly and without warning. However, they tend to rise faster than they fall.

If you know you will need a rate lock this week or next, consider locking in at the first sign of trouble. Once rates spike, they likely won’t be so quick to fall.

How To Keep Burglars From Knowing You’re On Vacation

Author: Daniel Sosa  //  Category: Uncategorized

There’s some common sense ways to protect your home from burglary — keep the doors locked, the windows shut, and the alarm system on, for example.

But drawing from a series of interviews with ex-convicts, NBC’s The Today Show reveals there are ways by which a vacationing homeowner can unwittingly make his home a theft target. Awareness is the key to prevention.

As cited in the video, when vacationing:

  • Have neighbors pick up mail and newspapers daily
  • If it snows, have somebody drive tire tracks on your driveway
  • Don’t announce your vacation on social media networks
  • If you don’t have a safe, consider moving valuables to a child’s room

You can’t protect a home 100 percent from burglary, but you can at least make it “not the easiest target” on the street. Use your common sense, and follow the steps outlined in the video.

It’s what the burglars don’t want you to know.

To Use The $8,000 First-Time Home Buyer Tax Credit Program, There’s Now Just 6 Weeks To Find A Home

Author: Daniel Sosa  //  Category: Uncategorized

8000 First Time Homebuyer Tax CreditIf you plan to use the First-Time Home Buyer Tax Credit program, time is running out. The program expires November 30, 2009 and closing on a home can take up to 60 days.

That leaves you 6 weeks from today to find a home and go under contract.

The First-Time Homebuyer Tax Credit program was passed as part of the 2009 economic stimulus plan. It credits up to $8,000 in tax payments to qualified buyers.

The qualification criteria are as follows:

  • Buyer may not have owned a “main home” in the past 36 months
  • The home may not be purchased from a parent, spouse, or child
  • Adjusted gross income for the household must be below $95,000 for single tax filers and $170,000 for joint tax filers

Furthermore, not everyone who’s qualified will get the full $8,000. The credit can’t exceed 10 percent of a home’s purchase price, for example, and households with income approaching program limits get lesser benefits, too.

Meanwhile, an interesting note about the First-Time Home Buyer Tax Credit is that it’s a true tax credit and not a deduction. &nbsp. A person or couple claiming the $8,000 credit whose “normal” tax
liability is $5,000 would get back $5,000 or whatever had been withheld for
federal income taxes plus an additional $3,000 from the US Treasury when
their tax return is processed by the IRS.

Review the program’s criteria at your leisure, but don’t wait until October to start looking for homes. If you can’t close by November 30, 2009 for any reason whatsoever, you won’t qualify for the tax credit.

Better to be ahead of the deadline than chasing it.

If Builders Are Building, It’s Got To Be A Good Sign

Author: Daniel Sosa  //  Category: Uncategorized

Housing Starts July 2007-2009

Single-family Housing Starts rose for the 4th straight month in July, another sign that the battered housing market may be making its comeback.

“Housing starts” are new homes on which construction has recently started.

Not surprising, in a related story, homebuilder confidence moved to a 12-month high.

Ironically, an increase in newly-built homes could actually slow a nationwide housing rebound because values are driven by supply and demand. More in-the-pipeline supply means that buyer demand has to stay strong or else prices will eventually fall.

So far this year, though, demand has kept pace.

Over the past 6 months, the combination of low mortgage rates, aggressive home valuations, and federal and state tax credits has kept buyer activity up and home values on the rise.