|
|
-
As housing experts continue to debate when or whether housing will finally turn around for good in 2010, the one thing most agree upon is that foreclosures will continue or even outpace last year. And that will mean more opportunities for bargain hunters. A full third of home sales in December were of "distressed properties," so either foreclosure or short sales. The latter is when the bank agrees to allow a troubled borrower to sell the property for less than the value of the mortgage. "Overall, foreclosures in 2010 will be just as high as we saw in 2009," says Lawrence Yun, Chief Economist for the National Association of Realtors. "But the key factor is whether the buyers are ready to purchase distressed sale properties, and right now we are seeing that they are." As with any other facet of real estate, buying a distressed property can be more or less lucrative depending on the local market. One might think that markets with a higher rate of foreclosure would offer the best discounts, simply due to a high level of foreclosure sale inventory, i.e. simple supply and demand. But in some markets, like Las Vegas, banks are holding on to foreclosure inventory in order to keep prices from plummeting. By slowly releasing properties, they can create bidding wars. Foreclosures make up a whopping 74 percent of all sales in Las Vegas these days, according to a new survey by Zillow.com, but they only offer a 23 percent discount off non-foreclosures. That's because, again, the banks are controlling inventory. In Pittsburgh, on the other hand, you get a much better discount on a foreclosure: 59 percent. That's because in Pittsburgh foreclosures only make up 10 percent of total sales, so banks are releasing them as they get them. There's just no competition for foreclosures. Other markets offering big foreclosures discounts are Cincinnati, Ohio, Columbus, Ohio, Minneapolis-St. Paul and Denver, according to Zillow.com. That's the picture now, but the looming question is how these numbers will change as foreclosure moves away from being just a big problem in the former housing boom markets to a more national problem based entirely on job losses, rather than faulty mortgage products. Already the segment driving foreclosures has moved from subprime to prime loans. Even areas like the tony Hamptons, out on the east end of Long Island, New York, are seeing big jumps in delinquencies and foreclosures. Realtors believe there is plenty of demand for foreclosures, but it's mostly from investors. No question the dynamics are changing, and so too will the deals.
|
-
Closing consists of all the necessary final steps involved in sealing the deal on a home purchase. It includes: The offer to purchase There's no foolproof way to make an offer that's guaranteed to be accepted by the seller. But once you find your perfect house, it's wise to move fast. A good rule of thumb is to make an offer that's eight to 10 percent below the asking price, though that might not work in some areas based on trends in the market. This gives you some room to negotiate, but don't top what you've predetermined to be the highest price you can afford. The depositAlso known as earnest money, this is a demonstration of good faith and commitment by the buyer to the seller. It is usually 1 percent of the home's purchase price and is included in an offer to purchase. Either the real estate agent or the seller's lawyer holds the deposit in trust until the deal closes. If you decide not to close on a deal once your offer has been accepted, you may lose your deposit and be sued for damages. If the seller does not accept your offer, your deposit will be returned. If the sale proceeds, your deposit is usually applied to your down payment. ContingenciesThese are certain requirements specified in a contract that need to be met before the buyer is required to close. Typical among them: the buyer's securing of financing and an acceptable house inspection. Generally speaking, an inspection contingency covers a 10-to-14-day period from the acceptance of the contract, and financing contingencies run for 30 days. But in a seller's market, buyers may be asked to fulfill their contingency requirements in shorter time frames. Home inspectionIn a home inspection, a professional conducts a thorough examination of a property to assess its structural and mechanical condition. The idea here is that a trained home inspector will be able to catch potential problems that a buyer might not detect. The contractThis follows the acceptance of an offer by the seller, and it is a legal and binding obligation, on the part of the buyer, to purchase the property if any contingencies are met. It outlines the details of the transaction, including: a description of the property, the selling price, the date of closing, the possession date and any applicable contingencies. Settlement sheetAlso called a "closing statement" or a "settlement statement," this is a document that the Department of Housing and Urban Development requires to account for all financial aspects surrounding the sale and purchase of a home. It provides an enumerated list of the funds that were paid at closing. Items on the statement include real estate commissions and initial escrow amounts (money or securities deposited with a neutral third party - the escrow agent - to be delivered upon fulfillment of certain conditions). The Real Estate Settlement Procedures Act requires that a copy of the settlement sheet be distributed to both parties at least one day prior to settlement. Closing documentationBefore you can close on a house, some paperwork must be completed. This includes a title search to make sure the title is clear, title insurance to protect the buyer and the lender from an oversight regarding a claim on some aspect of the property and an application for homeowner's insurance (necessary for securing a mortgage). Closing costsThe total amount of closing costs varies, but may include: a loan origination fee, an appraisal fee, the cost of a credit report, a lender's inspection fee, the cost of title insurance, a mortgage broker fee, taxes and a fee for document preparation. Your lender is required to give you prior notice of fees associated with your loan. Final arrangementsBefore the deal is closed and you take possession, you must make some practical arrangements regarding utility service and first mortgage payment. SettlementSettlement describes the payment of the balance of the purchase price the buyer owes on the property, and the transfer of the title. It takes place on the possession date specified in the agreement.
|
-
Thousands of condo unit owners and buyers around the country could soon be in line for some welcome news on mortgage financing: Though officials are mum on specifics, the Federal Housing Administration is readying changes to its controversial condominium rules that have rendered large numbers of units ineligible for low down-payment insured mortgages. The revisions could remove at least some of the obstacles that have dissuaded condominium homeowner association boards from seeking FHA approvals or recertifications of their buildings for FHA loans during the past 18 months. Under the agency’s regulations, individual condo units in a building cannot be sold to buyers using FHA insured mortgages unless the property as a whole has been approved for financing. According to condominium experts, realty agents, lenders and builders, FHA’s rules have become overly strict and have cut off unit buyers from their best source of low-cost mortgage money, thereby frustrating the real estate recovery that the Obama administration says it advocates. Christopher L. Gardner, managing member of FHA Pros, LLC, a national consulting firm based in Northridge, Calif., that assists condo boards to obtain FHA approvals, said barely 25 percent of all condo projects that are potentially eligible for FHA financing are now approved. That is despite the fact, says Gardner, that FHA financing is the No. 1 mortgage choice for half of all condo buyers and is crucial to first-time and minority purchasers. Moe Veissi, president of the National Association of Realtors and a broker in Miami, says FHA’s strict rules “have had an enormous impact on individuals” across the country, especially residents of condo projects who suddenly find they are unable to sell their units because their condo board has not sought or obtained approval from FHA as the result of objections to the agency’s strict criteria. This, in turn, depresses the prices unit owners can obtain and ultimately, said Veissi, harms their equity holdings and financial futures. FHA officials defend their requirements as prudent and necessary to avoid insurance fund losses, but have expressed a willingness to reconsider some of the issues that have upset condo owners and the real estate industry. Among the biggest areas of criticism of FHA’s rules are its limitations on: • Non-owner occupancy. The agency requires that no more than 50 percent of the units in a project or building be non-owner-occupied. This rule alone has made large numbers of condominiums in hard-hit markets ineligible for FHA financing, where investors have purchased units for cash to turn into rentals. • Delinquent condo association fee payments. FHA refuses to approve a project where more than 15 percent of the units are 30 days or more behind on payments of condo fees to the association. Given the state of the economy, this has been a problem for thousands of associations, even in relatively prosperous markets. Steve Stamets, a loan officer with Apex Home Loans in Rockville, Md., says some unit sellers and buyers have been so frustrated by the rule that they have offered to pay the amount of delinquent fees needed to bring the overall project into compliance “just to get the deal done. This is a ridiculous situation,” said Stamets, who added: “When somebody calls up now and says they want to buy a condo with an FHA loan, I cringe.” • Non-residential space usage. FHA has set a cap of 25 percent of the total floor space in a project for commercial use. Critics say this is too low and unrealistic for condo projects in urban areas, where retail and office revenues can be important to overall financial feasibility. The agency has imposed a long list of other requirements on insurance and reserves, plus a highly controversial rule that associations interpret as creating severe legal liabilities for condo board officers if applications for FHA approvals contain inaccuracies. Andrew Fortin, vice president for government and public affairs at Dallas-based Associa, one of the country’s largest homeowner association management firms, says that many boards, facing the prospect of up to 30 years in prison and heavy financial penalties, have refused to apply solely because of this personal liability requirement. FHA is expected to clarify the personal liability language and make other modifications in its forthcoming rules. Whether the changes will be enough to convince condo boards to apply for approvals in large numbers is uncertain, but industry experts say they — and condo unit owners — are likely to welcome whatever loosening of the current restrictions FHA can offer.
|
-
California home prices decreased in January as sales shifted toward “distressed” property and brought the average lower, the California Association of Realtors California Association of Realtors Latest from The Business Journals California home prices down due to distressed propertiesLymberis to lead Santa Clara County Association of Realtors Follow this company said Wednesday. The median price of a single-family detached home fell to $268,280 in January, down 6.7 percent from $285,920 in December. The median price also dropped 3.9 percent from $279,220 median price recorded in January 2011, the organization said. The number of home sales statewide also decreased from December and January 2011. Closed escrows of existing, single-family detached homes in California totaled a seasonally adjusted annualized rate of 517,740 in January, according to information collected from more than 90 Realtor associations and multiple listing services. That’s down 0.6 percent from December “The decline in the January median home is largely a reflection of an increase in the share of distressed home sales,” association chief economist Leslie Appleton-Young said. “Seasonal factors in the non-distressed market also played a role in the softening of the median home price, as prices typically decline in the non-peak home buying season.” California’s housing inventory rose in January, with approximately 5.5 months of inventory at current sales rates. The median number of days it took to sell a single-family home was 61.9 days in January.
|
-
- The median price for all North County home sales - attached and detached - decreased to $344,500 in January 2012 compared to $357,250 in December 2011.
- Detached homes in North County decreased 3.37 percent to $400,000 in January 2012 compared to $413,938 in December 2011. Year-over median price decreased 10.31 percent from $446,000 in January 2011.
- The countywide median SFD price decreased by 1.68 percent in January 2012 to $349,000 compared to $354,950 in December 2011.
- The number of North San Diego SFD listings (active and contingent) remained constant in January 2012 compared to December 2011.
- The number of sold North San Diego County SFD units dropped 32.21 percent in January 2012 compared to December 2011, but were up 12.14 percent year-over compared to January 2011.
- Median days-on-market for single-family detached homes sold in North County rose to 68 days in January 2012 compared to 64 days in December 2011.
The North San Diego County Association of REALTORS® is committed to bringing you timely and relevant information of our region's housing market.
NSDCAR's monthly HomeDex™ report provides you with the most up-to-date and detailed statistical data of local home sales, median home prices, median days-on market, affordability, and foreclosure data and includes a detailed zip code index.
|
-
NEW YORK (CNNMoney) -- Buying a home is now more affordable than it has been in the last twenty years. Thanks to continued declines in home prices and rock-bottom mortgage rates, the National Association of Home Builders/Wells Fargo Housing Opportunity Index hit a record level of affordability. According to the index, 75.9% of all new and existing homes sold during the three months ended Dec. 31 could have been comfortably purchased by families earning the national median income of $64,200. That was the highest percentage recorded in the 20-year history of the index, and a sharp increase from just three months earlier when 72.9% of all homes sold were considered affordable. Unfortunately, being able to afford a home and actually being able to buy one are two different matters entirely. According to Barry Rutenberg, chairman of the National Association of Home Builders (NAHB) and a home builder from Gainesville, Fla., potential home buyers are still finding it difficult to land mortgages. "While today's report indicates that home ownership is within reach of more households than it has been for more than two decades, overly restrictive lending conditions confronting home buyers and builders remain significant obstacles to many potential home sales," he said. Those who do land a mortgage, will be able to take advantage of rates that seem to hit a new low every week. This week interest rates for 30-year loans averaged a record low of 3.87%, according to Freddie Mac. Where the deals are Youngstown, Ohio is the most affordable major metro area in the nation to buy a home, according to the NAHB. The faded steel town, located in eastern Ohio, could be on the verge of an economic renaissance with new gas drilling techniques that could help exploit nearby gas reserves, according to the report. There, 95.1% of homes sold during the quarter were deemed affordable to typical local households earning the area's median family income of $54,900. The other metro areas near the top of the list included Lakeland, Fla., Modesto, Calif., Harrisburg, Pa., and Toledo, Ohio. Among small housing markets, Kokomo, Ind. had the highest housing affordability index with more than 99% of all homes sold there affordable to typical families. Fairbanks, Alaska, Cumberland, Md., Lima, Ohio, and Rockford, Ill. were all very affordable as well. New Yorkers could only shake their heads at the housing opportunities available outside their metro area. Just 29% of the homes sold in the New York metro area during the last three months of 2011 were affordable for the typical local family. That's the lowest level in the U.S. -- even though locals typically earned $67,400, roughly $3,000 more than the national median. It was New York's 15th consecutive quarter as the least affordable metro area. Nearly as expensive are housing markets in Honolulu, San Francisco, Santa Ana, Calif., and Los Angeles. 
|
-
SEATTLE, Feb. 9, 2012 /PRNewswire/ -- Home value declines in the United States accelerated in the fourth quarter, with the Zillow Home Value Index (ZHVI)(1) falling 1.1 percent during the quarter after posting less significant declines in the previous two quarters, according to Zillow's fourth quarter Real Estate Market Reports(2). The ZHVI declined 4.7 percent in 2011, ending at $146,900. However, the newly released Zillow Home Value Forecast predicts home values will continue falling through December 2012, but with smaller declines in 2012 than 2011. While home values in some individual markets are likely to reach a bottom this year, Zillow does not forecast a definitive national bottom until 2013. The Forecast calls for a national decline of 3.7 percent in 2012. The Zillow Home Value Forecast uses data from past home value trends and current market conditions, including leading indicators like home sales, months of housing inventory supply and unemployment, to predict home values over the next 12 months for the nation and the 25 largest markets tracked by Zillow. Metropolitan statistical areas (MSAs) like Los Angeles, Riverside, Calif. and Phoenix, which were among the hardest-hit in the housing downturn, will likely reach a bottom in home values and will experience home value increases or stability in 2012, according to the Forecast. Other markets that are likely to reach a bottom and see home values increase or remain flat in 2012 are the Baltimore and Washington DC MSAs. Markets which may end 2012 without significant increases in home values, but which are likely candidates to see a bottom late in the year are the Dallas, Denver, Miami-Fort Lauderdale, Fla., New York, Pittsburgh, San Diego, San Francisco and Tampa, Fla. MSAs. "While it may be disconcerting for homeowners to see values nationally fell at a fairly rapid clip at the end of last year, that trend won't last through 2012," said Zillow Chief Economist Dr. Stan Humphries. "The fourth quarter's weak performance proves that pronouncements of a bottom in home values have been premature, but the good news is that 2012 will prove to be a better year than 2011. In fact, many markets show signs of a bottom this year, although a bottom may continue to elude the nation as a whole in 2012. Fortunately, against a backdrop of modest further declines in home values, we expect that home sales will pick up briskly this year as affordable prices bring more buyers to the table – especially investors and second-home buyers." Foreclosures In the fourth quarter, the rate of homes foreclosed edged upward from eight out of every 10,000 homes in November to 8.2 out of every 10,000 in December. However, the rate was lower than at the end of the third quarter, when 8.6 out of every 10,000 homes were lost to foreclosure. Additionally, foreclosure re-sales made up 19.1 percent of all sales in December. Foreclosure re-sales have steadily risen since August, when 17.1 percent of all sales were foreclosure re-sales. | Zillow Home Value Index | | Largest 25 Metropolitan Statistical Areas Covered by Zillow | Q4 2011 | QoQ Change | YoY Change | Change From Peak | Forecasted Change in ZHVI, Dec. 2011- Dec. 2012 | United States | $146,900 | -1.1% | -4.7% | -24.2% | -3.7% | New York | $336,500 | -2.4% | -5.3% | -25.6% | -1.7% | Los Angeles | $383,100 | -0.5% | -6.7% | -37.8% | 1.2% | Chicago | $158,800 | -3.6% | -10.9% | -36.2% | -7.6% | Dallas-Ft. Worth, Texas | $120,500 | -1.3% | -3.8% | -16.0% | -0.8% | Philadelphia | $185,300 | -2.2% | -5.6% | -19.4% | -1.9% | Miami-Fort Lauderdale, Fla. | $137,500 | 0.4% | -3.0 % | -55.2% | 0.0% | Washington | $302,500 | 0.1% | -1.1% | -29.3% | 1.3% | Atlanta | $109,100 | -2.0% | -12.9% | -37.9% | -8.5% | Detroit | $72,900 | 1.0% | -5.7% | -52.9% | -4.1% | Boston | $302,900 | -1.6% | -3.3% | -20.1% | -2.0% | San Francisco | $464,000 | -0.3% | -5.8% | -33.8% | -0.3% | Phoenix | $123,500 | 2.2% | -5.0% | -55.8% | 0.6% | Riverside, Calif. | $178,700 | 0.0% | -5.5% | -55.6% | 0.3% | Seattle | $250,900 | -0.9% | -8.5% | -33.5% | -6.9% | Minneapolis-St. Paul, Minn. | $163,000 | -1.4% | -8.4% | -31.9% | -4.9% | San Diego | $337,300 | -0.4% | -5.2% | -36.9% | -0.5% | St. Louis | $119,800 | -3.5% | -7.9% | -22.8% | -5.4% | Tampa, Fla. | $103,400 | -0.9% | -9.1% | -52.8% | -4.6% | Baltimore | $214,100 | -1.0% | -2.5% | -24.4% | 0.1% | Denver | $203,400 | -0.6% | -2.5% | -11.8% | -1.0% | Pittsburgh | $105,400 | -1.1% | 0.1% | -2.0% | -0.2% | Portland, Ore. | $206,500 | -1.1% | -6.8% | -26.9% | -4.1% | Cleveland | $107,400 | -2.8% | -6.0% | -24.3% | -5.5% | Sacramento, Calif. | $202,100 | -0.3% | -9.1% | -52.0% | -5.5% | Orlando, Fla. | $113,400 | -0.1% | -7.0% | -56.1% | -4.1% |
The full national report, in its interactive format, will be available at www.zillow.com/local-info on Thursday, Feb. 9. Additionally, in most areas data is available at the state, metro, county, city, ZIP code and neighborhood level. Further analysis from Dr. Stan Humphries can be found on Zillow Real Estate Research, at http://www.zillow.com/research. About Zillow, Inc. Zillow (NASDAQ: Z) is the leading real estate information marketplace, providing vital information about homes, real estate listings and mortgages through its website and mobile applications, enabling homeowners, buyers, sellers and renters to connect with real estate and mortgage professionals best suited to meet their needs. In addition, Zillow operates an industry-leading economics and analytics bureau led by Zillow's Chief Economist Dr. Stan Humphries. Dr. Humphries and his team of economists and data analysts produce extensive housing data and research covering more than 150 markets at Zillow Real Estate Research. Zillow, Inc. operates Zillow.com®, Zillow Mortgage Marketplace, Zillow Mobile, Postlets® and Diverse Solutions™. The company is headquartered in Seattle. Zillow.com, Zillow, Zestimate and Postlets are registered trademarks of Zillow, Inc. Diverse Solutions is a trademark of Zillow, Inc. (1) The Zillow Home Value Index is the median Zestimate® valuation for a given geographic area on a given day and includes the value of all single-family residences, condominiums and cooperatives, regardless of whether they sold within a given period. The Home Value Index at the national level includes data from over 80 million homes in almost 3,000 counties and 440 metropolitan statistical areas. It is expressed in dollars and is for a particular geographic region. (2) The data in Zillow's Real Estate Market Reports is aggregated from public sources by a number of data providers for 164 metropolitan statistical areas dating back to 1996. Mortgage and home loan data is typically recorded in each county and publicly available through a county recorder's office. SOURCE Zillow, Inc.
|
-
On February 9, Attorney General Kamala D. Harris announced that California secured up to $18 billion for its distressed homeowners as part of a $25 billion national multistate settlement with the country's five largest loan servicers. More than $12 billion will be used to offer short sales or write down loans over the next three years for about 250,000 underwater homeowners in California, according to the attorney general. Relief will go to areas hardest hit by the foreclosure crisis within the first year of the settlement. Although the actual settlement has not yet been released, the attorney general has stated that other financial benefits for California include $849 million for refinancing 28,000 borrowers who are underwater but current on their payments; $279 million restitution for 140,000 homeowners who were foreclosed upon between 2008 and 2011; $1.1 billion for unemployed homeowners, transitional assistance, and repairing blight; $3.5 billion to extinguish unpaid loans that remain after foreclosure for 32,000 homeowners; and $430 million to the state attorney general's office for costs and fees. As part of a California guarantee, if the lenders fail to reduce principal balances by a minimum of $12 billion, they will be required to pay fines up to $800 million to the state. The loans involved in this settlement are those owned or serviced by Bank of America, JPMorgan Chase, Wells Fargo, Citigroup, and Ally Financial Inc. The settlement releases the five named lenders from certain federal and state claims pertaining to robo-signing and other foreclosure misconduct by the lenders. It does not affect any individual's rights to bring legal action against a lender. It also does not apply to the majority of mortgage loans, which are those owned by Fannie Mae or Freddie Mac. This mortgage settlement does not change any homeowner's existing financial relationship with a settling lender. It does not relieve homeowners from any obligation. It does not require a settling lender to stop any foreclosure. Homeowners seeking relief under the settlement agreement should contact their loan servicer or a HUD-approved housing counselor. More information including detailed FAQs is also available from the California Attorney General's website, or visit the National Mortgage Settlement website.
|
-
The nation's five largest mortgage lenders have agreed to overhaul their industry after deceptive foreclosure practices drove homeowners out of their homes, government officials said Monday. A draft settlement between the banks and U.S. states has been sent to state officials for review. Those who lost their homes to foreclosure are unlikely to get their homes back or benefit much financially from the settlement, which could be as high as $25 billion. About 750,000 Americans -- about half of the households who might be eligible for assistance under the deal -- will likely receive checks for about $1,800. But the agreement could reshape long-standing mortgage lending guidelines and make it easier for those at risk of foreclosure to restructure their loans. And roughly 1 million homeowners could see the size of the mortgage reduced. Five major banks -- Bank of America, JPMorgan Chase, Wells Fargo, Citibank and Ally Financial -- and U.S. state attorneys general could adopt the agreement within weeks, according to two officials briefed on the discussions. They spoke on condition of anonymity because they are not authorized to discuss the agreement publicly. The settlement would be the biggest of a single industry since the 1998 multistate tobacco deal. And it would end a painful chapter that grew out of the 2008 financial crisis. Nearly 8 million Americans have faced foreclosure since the housing bubble burst. In some cases, companies that process mortgages failed to verify the information on foreclosure documents. The worst practices, known collectively as "robo-signing," included employees signing documents they hadn't read or using fake signatures to sign off on foreclosures. President Barack Obama is expected to tout the settlement in his State of the Union address Tuesday. His administration has put pressure on state officials to wrap up a deal more than a year in the making. But some say the proposed deal doesn't go far enough. They have argued for a thorough investigation of potentially illegal foreclosure practices before a settlement is hammered out. "Wall Street again is trying to pass the buck. Instead of criminal prosecutions, we're talking about something that's not more than a slap on the wrist," said Sen. Sherrod Brown, D-Ohio, who has been critical of the proposed settlement. A signed deal is not expected this week, said Geoff Greenwood, a spokesman for Iowa Attorney General Tom Miller, who has led the 50-state negotiations. The settlement would only apply to privately held mortgages issued between 2008 and 2011, not those held by government-controlled Fannie Mae or Freddie Mac. Fannie and Freddie own about half of all U.S. mortgages, roughly about 31 million U.S. home loans. As part of the deal, about 1 million homeowners could also get the principal amount of their mortgages written down by an average of $20,000. One in four homeowners with a mortgage -- or roughly 11 million people -- owe more than their home is worth. These so-called "underwater" borrowers have little chance at refinancing. Democratic attorneys general are meeting Monday in Chicago to discuss the deal with Housing and Urban Development Secretary Shaun Donovan. Republican attorneys general will be briefed about the deals via conference call later in the day. Under the deal: -- $17 billion would go toward reducing the principal that struggling homeowners owe on their mortgages. -- $5 billion would be placed in a reserve account for various state and federal programs; a portion of that money would cover the $1,800 checks sent to those homeowners affected by the deceptive practices. -- About $3 billion would to help homeowners refinance at 5.25 percent. In October 2010, major banks temporarily suspended foreclosures following revelations of widespread deceptive foreclosure practices by banks. Discussions then began over a national settlement. Some states have disagreed over what terms to offer the banks. In September, California announced it would not agree to a settlement over foreclosure abuses that state and federal officials have been working on for more than a year. New York, Delaware, Nevada and Massachusetts, which sued five major banks earlier in December over deceptive foreclosure practices, have also argued that banks should not be protected from future civil liability. The deal will not fully release banks from future criminal lawsuits by individual states. And both sides have also fought over the amounts of money that should be placed in the reserve account for property owners who were improperly foreclosed upon. Many of the larger points of the deal, including a $25 billion cost for the banks, have long been worked out, officials say.
|
-
NAR recently reported on legislation signed into law by President Obama that taxes housing to pay for the extension of the payroll tax, and maintain Medicare payments and unemployment benefits. Despite NAR's strong opposition to the diversion of housing resources to pay for non-housing uses, increases in Guarantee Fees on Fannie/Freddie mortgages and premium charges for FHA loans are being used to pay for the extensions. These increases will translate into additional costs for housing consumer and will divert fees needed to minimize the loss exposure of the government-sponsored enterprises, investors, and ultimately, the taxpayer. C.A.R. recently sent comments letters to the California Congressional Delegation expression opposition to this new law. Read the letter
|
-
The Federal Reserve Board issued enforcement actions against four large mortgage servicers --GMAC Mortgage, HSBC Finance Corporation, SunTrust Mortgage, and EMC Mortgage Corporation--in April 2011. Under those actions, the four servicers were required to retain independent consultants to review foreclosures that were initiated, pending, or completed during 2009 or 2010. The review is intended to determine if borrowers suffered financial harm directly resulting from errors, misrepresentations, or other deficiencies that may have occurred during the foreclosure process. The servicers are required to compensate borrowers for financial injury resulting from deficiencies in their foreclosure processes. If you had a mortgage loan on your primary residence and believe you were financially harmed during the mortgage foreclosure process by any of the four servicers in 2009 or 2010, you can request an independent review and potentially receive compensation. The four servicers are required to make the independent reviews available to borrowers as part of their compliance with the April 2011 enforcement actions. A number of servicers supervised by the Office of the Comptroller of the Currency (OCC) are also required to conduct independent reviews. (See below for the full list of servicers.) Eligibility for Review Borrowers are eligible for an independent foreclosure review if - the property securing the loan was the borrower's primary residence;
- the mortgage was in the foreclosure process (initiated, pending, or completed) at any time between January 1, 2009, and December 31, 2010; and
- the mortgage was serviced by one of the following mortgage servicers:
| America's Servicing Company | Countrywide | National City | | Aurora Loan Services | EMC | PNC | | Bank of America | Everbank/Everhome | Sovereign Bank | | Beneficial | GMAC Mortgage | SunTrust Mortgage | | Chase | HFC | U.S. Bank | | Citibank | HSBC | Wachovia | | CitiFinancial | IndyMac Mortgage Services | Washington Mutual | | CitiMortgage | Metlife Bank | Wells Fargo | | | | Wilshire Credit Corporation |
If you previously filed a complaint with these servicers about foreclosures pending during the review period, you may still seek an independent review of your foreclosure. There are no costs associated with being included in the review; the review is a free program. Beware of anyone who wants payment to assist you in connection with the independent foreclosure review or any other foreclosure assistance program. Review Process Information about the review process, including how to request an independent review, is being provided in mailings to borrowers who may be eligible for a review. Those mailings began November 1, 2011, and should be completed by the end of the year. Assistance and answers to questions about the process and borrower eligibility are available at 888-952-9105, Monday through Friday from 8 a.m. to 10 p.m. (ET), and Saturday from 8 a.m. to 5 p.m. (ET). Individuals can also get more information about the review through a website set up by the servicers, www.IndependentForeclosureReview.com . A list of Frequently Asked Questions and Answers are available on the website. Individuals will be sent an acknowledgement letter from the review administrator within one week after their request for an independent review is received. Individuals will be notified in writing of the results of the review. Because the review process will be a thorough and complete examination of many details and documents, it could take several months to complete the review. Rust Consulting was selected and hired by the servicers to serve as the central administrator of the independent foreclosure review. Rust Consulting will notify borrowers, receive requests for a review, and respond to questions about the independent foreclosure review process. Deadline to Request a Review Requests for review by the servicers’ independent consultants must be received by April 30, 2012. Borrowers are encouraged to carefully consider the information about the review program to determine if they are eligible to participate. Federal Reserve’s Role The Federal Reserve’s role is to ensure compliance with the enforcement actions issued in April 2011. As required by those actions, independent consultants will conduct the reviews of foreclosures and determine whether errors, misrepresentations, or other deficiencies resulted in financial injury. The Federal Reserve will monitor the independent foreclosure review process and the servicer’s outreach efforts.
|
-
MCLEAN, Va., Jan. 6, 2012 -- Freddie Mac (OTC: FMCC) today announced it is giving mortgage servicers expanded authority to provide six months of forbearance to unemployed borrowers without Freddie Mac's prior approval and up to an additional six months with prior approval. This means unemployed borrowers may be eligible for up to 12 months of forbearance. Freddie Mac's forbearance options are being expanded at the direction of the Federal Housing Finance Agency and will take effect on February 1, 2012. News Facts: - Mortgage servicers can now approve unemployed borrowers with Freddie Mac owned- or guaranteed-loans for six months of forbearance without prior approval from Freddie Mac.
- Servicers can extend the forbearance period up to an additional six months with prior Freddie Mac approval, giving eligible unemployed borrowers with Freddie Mac owned- or guaranteed-mortgages up to one year of forbearance.
- The expanded forbearance options will take effect on February 1, 2012.
- Delinquent borrowers in an existing short term forbearance plan can be evaluated for an extended forbearance under the new policy.
- Previously Freddie Mac allowed servicers to grant up to three months of forbearance with no payment and without prior approval, or six months at a reduced payment with prior approval. Longer forbearance required prior approval and was generally restricted to events such as natural disasters, permanent disability or long-term medical emergencies.
- According to the latest statistics, nearly 10 percent of delinquencies on Freddie Mac mortgages were tied to unemployment.
Quote: Attribute to Tracy Mooney, Senior Vice President, Single-Family Servicing and REO, Freddie Mac: "These expanded forbearance periods will provide families facing prolonged periods of unemployment with a greater measure of security by giving them more time to find new employment and resolve their delinquencies. We believe this will put more families back on track to successful long-term homeownership." Freddie Mac was established by Congress in 1970 to provide liquidity, stability and affordability to the nation's residential mortgage markets. Freddie Mac supports communities across the nation by providing mortgage capital to lenders. Over the years, Freddie Mac has made home possible for one in six homebuyers and more than five million renters. For more information, visit www.FreddieMac.com
|
-
Trying to figure out where the housing market is headed in 2012 offers a strong sense of déjà vu: The market feels just as it did at the beginning of 2011, when many pundits optimistically predicted that housing would finally hit bottom. The housing market didn’t deteriorate in 2011, but it didn’t firm up either amid an economic recovery that struggled to find its footing. So what does 2012 hold? For one, the story will be local. While many housing markets rose together during the boom and fell together during the bust, they’re exiting the downturn at different speeds, and so it’s not very useful to talk about a “national” housing market. With that caveat in mind, here’s a look at five key issues that will help determine whether prices stabilize and sales improve in the coming year: 1. Confidence and jobs: The housing market badly needs the economy to add more jobs to stimulate demand for home purchases and to prevent mortgage delinquencies from rising. The good news is that with prices down by 30% from their peak and mortgage rates at their lowest recorded levels, housing is more affordable than it has been in decades. But many would-be buyers are worried about buying today if prices are going to be lower tomorrow. Others don’t want to buy a house until they have more evidence that they’re not going to get laid off or see their hours cut back. 2. Foreclosures: Whether home prices hit a floor this year also relies on how banks manage a huge overhang of foreclosed homes that they haven’t yet taken back and resold. Banks and other mortgage investors own around 440,000 foreclosed properties, but there’s another 3.4 million loans in foreclosure or serious delinquency, according to estimates by Barclays Capital. Because banks are faster to cut prices to unload inventory than are mom-and-pop sellers, home values can fall further as the share of distressed sales rises. This is one by reason why policymakers at the Federal Reserve and elsewhere are talking about converting some of those foreclosed homes into rental properties. Look for some pilot programs where government entities test the concept in 2012. 3. Rents: Apartment rents are rising as vacancy rates drop to levels that are already lower than the low point in 2006 during the previous economic cycle. If low mortgage rates aren’t enough to give urgency to would-be buyers, rent hikes could accelerate buyers’ decisions to take the plunge. 4. Mortgage credit and rates: Federal policymakers have taken extraordinary steps to keep mortgage rates low and federal-backed entities are responsible for backing nearly nine in 10 new mortgages. But it’s still hard for many buyers to get a loan because banks are demanding lots of documentation of borrowers’ incomes, and appraisals are tanking some deals. When appraisals come in below agreed upon sales prices, sellers must drop prices or buyers must put down more cash. Banks will need to put their legacy-loan problems behind them before there’s much easing in lending standards. Other wildcards remain on the lending and rates front: will the Federal Reserve initiate another round of buying mortgage-backed securities—a step known to some as “quantitative easing”—to lift the economy? Will continued litigation and demands that banks buy back defaulted loans from mortgage titans Fannie Mae and Freddie Mac lead them to be more stingy with mortgage credit? And will other lenders move in to fill that void? Will the government do more to juice up refinancing programs? Will rates rise as the government attempts to draw back private capital by raising the fees that Fannie and Freddie charge to lenders? 5. Regulation: Many analysts don’t expect Congress to make major changes to Fannie Mae and Freddie Mac during the election year, but several major regulatory changes could significantly reshape the future of the lending landscape in 2012. Dodd-Frank Act lending rules that have yet to be spelled out by regulators will influence how banks price loans that are bundled and sold into securities. Another set of rules will determine how banks must satisfy provisions for them to determine that a borrower has the ability to repay a mortgage. Meanwhile, the regulator that oversees Fannie and Freddie is revamping the way that mortgage companies are paid for collecting loan payments. This could lead to a broader shakeup in the mortgage industry that ultimately influences how much borrowers are charged for mortgages and how banks handle loans that fall into delinquency.
|
-
There is so much about Fannie Mae and Freddie Mac that we should be angry about. In their heyday, these strange hybrids — part corporation, part government agency — were the biggest bullies in Washington, quick to bludgeon critics who dared suggest that their dual missions of maximizing profits while making homeownership affordable for low- and moderate-income Americans were incompatible. They steamrolled their regulator and pushed back at any suggestion that their capital was inadequate. For years, they essentially wrote most of the legislation that affected them, which they larded with loopholes. In the mid-2000s, they had giant accounting scandals. Eventually, their quest for profits led them to make a belated, disastrous foray into subprime mortgages, which ended with their collapse, and which has cost taxpayers about $150 billion. Tragically, Fannie and Freddie could have led a housing recovery — if they hadn’t become crippled wards of the state instead. Yet these real sins have been largely overlooked in favor of imagined ones. Over at the conservative American Enterprise Institute, two resident scholars, Peter Wallison and Edward Pinto, have concocted what has since become a Republican meme: namely, that Fannie Mae and Freddie Mac were ground zero for the entire crisis, leading the private sector off the cliff with their affordable housing mandates and massive subprime holdings. The truth is the opposite: Fannie and Freddie got into subprime mortgages, with great trepidation, only in 2005 and 2006, and only because they were losing so much market share to Wall Street. Among other things, the Wallison-Pinto case relies on inflated data — Pinto classifies just about anything that is not a 30-year-fixed mortgage as “subprime.” The reality is that Fannie and Freddie followed the private sector off the cliff instead of the other way around. Nevertheless, Wallison, who was a member of the Financial Crisis Inquiry Commission — charged with investigating the root causes of the crisis — wrote a 99-page dissent when the F.C.I.C. issued its final report, claiming it was all Fannie and Freddie’s fault. In a column I wrote at the time, I described Wallison’s dissent as a “lonely, loony cri de coeur.” He’s been trying to get me to take it back ever since. On Friday, the Securities and Exchange Commission waded into the Fannie/Freddie wars by filing a lawsuit against three executives from each company. The complaint charges them with making “materially false” disclosures about the size of the companies’ subprime portfolios. In unveiling the lawsuit, Robert Khuzami, the agency’s enforcement chief, said that the S.E.C.’s action showed that “all individuals, regardless of their rank or position, will be held accountable.” Not really. What it shows is how desperate the S.E.C. has become to bring a crowd-pleasing case. The complaint is extraordinarily weak. Taking its cues from the Wallison/Pinto school of inflated data, it claims that Fannie and Freddie failed to reveal to investors the true extent of their subprime portfolios. To make this claim, however, the S.E.C. has included categories of loans, such as so-called Alt-A loans, that may have had a subprime characteristic, such as low documentation, but which were often made to borrowers with high credit scores. There are no damning internal e-mails in the complaint, with executives contradicting their public statements, and no examples of sleazy insider stock sales. A quick look at Fannie and Freddie financial disclosure statements shows that they clearly laid out the credit characteristics of their mortgage portfolios, even if they didn’t label every non-30-year-fixed loan as subprime. More than a year ago, a federal judge presiding over a shareholder lawsuit against Fannie Mae threw out the allegations surrounding lack of disclosure. Why? Because, he said, the company’s disclosure of its subprime portfolio had been adequate. There is something else missing from the S.E.C. complaint, which Wallison and Pinto also conveniently ignore: default data. The truth is, for all their mistakes, Fannie and Freddie had some scruples about the nonprime loans they guaranteed or bought — and they have the default numbers to prove it. For instance, according to David Min, a leading Wallison critic at the Center for American Progress, as of the second quarter of 2010, the delinquency rate on all Fannie and Freddie guaranteed loans was 5.9 percent. By contrast, the national average was 9.11 percent. The Fannie and Freddie Alt-A default rate is similarly much lower than the national default rate. The only possible explanation for this is that many of the loans being characterized by the S.E.C. and Wallison/Pinto as “subprime” are not, in fact, true subprime mortgages. After the S.E.C. filed its charges on Friday, I received an e-mail from Wallison, suggesting that the complaint proved that he had been right and that I had wronged him. I now concede that he is half-right. Loony though his theory may be, he’s sure not lonely anymore.
|
-
The Acting FHA Commissioner has extended a temporary waiver of FHA’s anti-flipping regulation through 2012. “This extension is intended to accelerate the resale of foreclosed properties in neighborhoods struggling to overcome the possible effects of abandonment and blight,” said Carol J. Galante. “FHA remains a critical source of mortgage financing and stability, and we must make every effort to promote recovery in every responsible way we can.” With certain exceptions, FHA rules prohibit insuring a mortgage on a home owned by the seller for less than 90 days. In 2010, however, FHA temporarily waived this regulation through Jan. 31, 2011, and later extended that waiver through the remainder of 2011. The new extension will permit buyers to continue to use FHA-insured financing to purchase HUD-owned properties, bank-owned properties, or properties resold through private sales. It will allow homes to resell as quickly as possible, helping to stabilize real estate prices and to revitalize neighborhoods and communities. The extension announced is effective through Dec. 31, 2012, unless otherwise extended or withdrawn by FHA. All other terms of the existing Waiver will remain the same. The Waiver contains strict conditions and guidelines to prevent the predatory practice of property flipping, in which properties are quickly resold at inflated prices to unsuspecting borrowers. Read FHA’s anti-flipping waiver at http://www.gpo.gov/fdsys/pkg/FR-2011-12-28/pdf/2011-33411.pdf
|
|
|
|