07
Nov
By Fred Gruber
Home Mortgages

What Are Your Options When Funding Your Down Payment?

Buying a home is a big milestone, and for many, saving for a down payment can feel like a major hurdle. Fortunately, there are several ways to make that down payment happen. Whether through savings, family gifts, 401(k) funds, or even second mortgages, understanding your options is key to making the best financial choice. Let’s break down each of these options so you can explore what works best for you.

1. Family Gifts for a Down Payment

For many homebuyers, especially first-time buyers, gifted money from family members is a valuable resource. However, lenders have specific guidelines about gift funds, so it’s essential to understand how these gifts work in the context of a mortgage.

  • Who Can Gift Money?
    • Immediate family members: Parents, siblings, and grandparents.
    • Relatives by marriage: In-laws can sometimes help out as well.
    • Legal guardians or close friends: With proper documentation, these individuals may also gift funds for your down payment.
  • Documentation Requirements:
    Lenders typically require a signed letter from the person giving the gift, confirming that the money is a gift and does not need to be repaid. Some loan programs also have restrictions on who can provide the gift, so be sure to check with your lender.

2. Using Your 401(k) for a Down Payment

Using retirement funds, like your 401(k), is another option to access funds for a down payment, but it’s essential to weigh the pros and cons.

  • 401(k) Loan: You can borrow up to 50% of your vested balance (up to $50,000). The advantage is that you’re borrowing from yourself and paying yourself back with interest.
  • 401(k) Early Withdrawal: If you withdraw money before 59½, you’ll face a 10% penalty and owe income taxes on the withdrawn amount. This method provides fast access to cash but can significantly impact your retirement savings.

Tip: Make sure to discuss with a financial advisor before taking from your 401(k), as it can affect your retirement timeline.

3. Taking a Second Mortgage

If you already own a home with significant equity, a second mortgage can provide funds for a down payment on a new property.

  • Home Equity Loan or Line of Credit: You can use equity from your current home as a down payment on your new property. This option requires careful planning since you’ll manage payments on two mortgages.

Note: This option is less common for first-time buyers but can be effective if you’re purchasing an investment property or moving up to a larger home.

4. Down Payment Assistance Programs

First-time homebuyers and those with limited savings may qualify for down payment assistance programs. Often available through state and local governments, these programs can help cover part or all of your down payment.

  • Forgivable Second Mortgage: This is a form of assistance that resembles a second mortgage, but it may be forgiven after a set number of years if you meet certain conditions, such as living in the home for a specified period.
  • Targeted Demographics:
    • First-time homebuyers
    • Low- to moderate-income families
    • Buyers in designated revitalization areas

Each state or locality has different requirements, so check with your local housing authority to learn more about available options.

5. Other Sources for a Down Payment

If you have other assets, there are additional ways to fund your down payment. Here are some alternative sources:

  • Personal Savings: A common choice that involves no loans or additional paperwork.
  • Trust Funds: If you have access to a trust fund, this can be a great way to cover your down payment without repayment requirements.
  • Sale of Investments: If you hold investments like stocks or bonds, selling them can provide funds. Remember to account for any capital gains taxes and consider the impact on your long-term financial goals.


6. Loan Program Differences and Allowable Down Payment Sources

Different loan programs have specific rules about down payment sources, so it’s essential to know which options align with the program you’re using.

  • Conventional Loans:
    • Typically allow personal savings, gifts from immediate family members, and proceeds from investments.
    • Some conventional loans allow second mortgages but with restrictions.
  • FHA Loans:
    • More flexible, allowing gifts from family, friends, employers, and even charitable organizations.
    • Second mortgages may also be acceptable, particularly with down payment assistance programs.
  • VA Loans:
    • Often require no down payment, making them a great option for veterans. If a down payment is required, gifts from family members are allowed.
  • USDA Loans:
    • Typically require no down payment but allow personal savings and gift funds as acceptable sources if one is needed.

Choosing the Best Down Payment Strategy

Selecting the best method for funding your down payment depends on your financial goals, risk tolerance, and current assets. If you’re uncertain about the best approach, consulting with a mortgage professional can provide insights tailored to your unique situation. We are here to help you explore all available options and make informed decisions.

05
Nov
By Fred Gruber
Home Mortgages

Understanding “Cash to Close” in Your Home Buying Journey

If you’ve received your Closing Disclosure from your lender, congratulations! You’re almost at the finish line of your home buying journey, ready to celebrate with keys in hand. The Closing Disclosure, or CD, is provided at least three business days before your closing appointment and details your loan terms, projected monthly payments, and the much-discussed “cash to close.” But what exactly is “cash to close,” and how is it calculated?

What is “Cash to Close”?

“Cash to close” is the total amount you’ll need to bring to your closing appointment to finalize your home purchase. It includes your down payment and closing costs, which are necessary to officially transfer ownership of the property to you. Each fee has a specific purpose, ensuring the legal and financial security of both you and the lender.

Breaking Down Closing Costs

Closing costs are part of the cash to close and cover a range of legal, administrative, and logistical fees associated with your mortgage. Here’s a look at some common components:

  • Appraisal Fees: Typically paid by the buyer, this fee covers the cost of determining the fair market value of the home.
  • Attorney Fees: These include charges for preparing closing documents and conducting a title search.
  • Title Insurance: Provides protection if a third party claims ownership of the property.
  • Application & Origination Fees: Cover lender costs for processing and underwriting your loan.
  • Mortgage Insurance: Required for certain loans, this protects the lender if you default.
  • Funding Fees: Charged for specific loan types like FHA, USDA, or VA loans.
  • Pest Inspection Fees: Usually for termite inspections, particularly in certain areas or on specific property types.

Each of these fees will be listed individually on your CD and contribute to your total cash to close amount. Some lenders may allow you to roll certain costs into your loan, but this varies and depends on factors like loan type and lender policies.

Earnest Money Deposit (EMD) and Down Payment

If you made an earnest money deposit when you agreed to purchase the home, this amount is held in escrow and typically applied toward your closing costs. The down payment, a major part of the cash to close, is based on your loan type and the amount you agreed to put down, which can range from as little as 0% to as much as 20% or more of the purchase price. Your lender will review and confirm these details well before closing.

Payment Options for Closing Costs

Lenders usually require a certified payment method. Here are a few options to consider:

  • Cashier’s Check: The most common form, which you can get from your bank. You’ll need the exact amount and payee information.
  • Certified Check: Another bank-issued option, ensuring funds are available and verified.
  • Wire Transfer: Convenient but requires advanced planning. Wire transfers can take a few days and should be carefully verified to avoid fraud.

Note: Cash, personal checks, and credit/debit cards aren’t accepted due to the high amounts and to ensure clear documentation of funds.

Verify all details on your Closing Disclosure and double-check your payment method with your lender. By staying informed and preparing early, you can ensure a seamless transition to homeownership.

Understanding “cash to close” can alleviate some of the uncertainty around finalizing your mortgage and help you walk confidently into your new home!

24
Oct
By Fred Gruber
Home Mortgages

Common Title Issues That Can Delay Your Home Closing

When you’re in the final stages of buying a new home, it’s easy to assume that everything will go smoothly from here on out. However, one of the most common obstacles that can arise in this final stage of the process is title issues. If not addressed, these can delay your closing or even derail the sale. 

A “cloud on title” or “title defect” refers to any issue that prevents a property’s title from being transferred smoothly from the seller to the buyer. Title defects often surface during the title search, a standard process that ensures the property’s title is clear and ready for transfer. The most common title defects include liens, easements, or prior claims on the property, any of which can delay or prevent a sale from going through.

Understanding the Title and Its Importance

When you own a property’s title, you have the legal right to control what happens to the property, whether that’s living on it, selling it, or leasing it out. A successful home purchase includes the transfer of title from the seller to the buyer, typically through the closing process, where the buyer receives both the title and the deed.

However, property rights can be restricted due to zoning laws, easements, or other legal regulations, which is why conducting a title search is so important. This search helps reveal any underlying issues that could prevent the smooth transfer of the title.

Can You Waive a Title Search?

In most cases, waiving a title search is not recommended, especially if you’re using a mortgage to finance your purchase. Title searches are designed to reveal hidden problems that could affect the ownership of the property. Let’s look at two scenarios:

When Buying with a Mortgage: Mortgage lenders require a title search to ensure the property has a clear title. Skipping this step could result in buying a home from someone who doesn’t legally own it, jeopardizing your ability to own the property.

When Paying Cash: If you’re paying cash, you technically have the option to waive the title search, but it’s still a good idea to proceed with one. If the seller has no legal rights to the property, you could be left with no ownership and no way to recover your funds.

Common Causes of Title Defects

Liens: Liens are legal claims against a property for unpaid debts. These debts could be related to unpaid property taxes, unpaid contractor bills (mechanic’s liens), or even unpaid Homeowner’s Association (HOA) fees. When you purchase a home with a lien on it, you may inherit responsibility for that debt.

Tax Liens and Delinquent Tax Bills: If a homeowner fails to pay their taxes, the government can place a lien on the property. Resolving this issue may involve proving that taxes have been paid or paying them off at closing.

Easements: An easement gives someone else the legal right to use part of your property, such as for utilities. While most easements are harmless, some can limit how you use your property and may not be immediately disclosed.

Mechanic’s Liens: Contractors who weren’t paid for their work can file a mechanic’s lien, which must be resolved before the property can be sold. This lien is attached to the property, not the seller, meaning the buyer could become responsible for the unpaid debt.

Probate and Ownership Issues: If a seller passes away before the closing, you may face delays due to probate issues. Similarly, if a property is owned by multiple parties or is part of a living trust, this can complicate the transfer of the title.

What Should You Do If a Title Defect Is Found?

While most title defects can be resolved, they usually cause delays. The best course of action is to consult with a real estate attorney. They can help you navigate the process and make sure that the title is cleared before you move forward with the purchase. It’s important to address any red flags early, as ignoring them could leave you with costly debts or legal issues down the road.

A smooth closing process is something every homebuyer hopes for, but title issues can create unexpected roadblocks. By being aware of common title defects and working with professionals to resolve them, you can help ensure that your closing goes as planned. Remember, no lender will approve a mortgage for a property with unresolved title issues, so it’s crucial to clear any problems before proceeding with the purchase.