Choosing to refinance your mortgage can be a great decision and a fantastic way to save money – if you know what you’re doing! To help you save the most money possible, we put together a list of ways to make sure that you get the best deal when you refinance.

1. Be a Super Detective about Research. Nobody likes to do homework, but it’s important if you want to get the best deal. Rather than just calling your existing lender right off, take the time to understand your current credit score, find out the value of your home, and compare the rates of different lenders.

Click here to see what mortgage refinance rates we can find for you today.

2. Avoid New Debt! Lock up your credit cards and throw those new offers in the trash; when you apply for a refinance, your credit is going to be checked thoroughly not once but several times. If you start applying for new cards or running up high levels of debt, it will be noticed; your credit score will drop and your mortgage rates will go higher.

3. Work that Credit Score. The better your credit score, the greater your chances of a lower mortgage. If your score is below 600, it’s estimated that only two percent of lenders will be willing to work with you.

4. Don’t Be Afraid to Check out Other Lenders. Sure, you may like your current lender, but that’s no reason not to shop around for other options. You maybe surprised to discover that other rates are lower! Don’t forget to check not only the interest rate but also the loan fees associated.

5. Get it in Writing! When you go for quotes, make sure that you get prices in writing. Otherwise, there is no proof that you were offered that deal. Having some quotes in writing may also help you to get a better deal with your existing lender when they see that you’re serious about taking a different deal.

6. Take Everything into Consideration. Revisit your current mortgage and make sure that there is no early pay-off penalty; you don’t want to end up fined for trying to get your loan paid early! Also, figure if the closing costs of refinancing are truly worth the time that you have left to pay your mortgage.

7. Notice Key Ratios. There are two ratios to consider when refinancing your home: Loan-to-value ratio and debt-to-income ratio. Loan-to-value or LTV ratio is the percent of the money that you are borrowing against your home’s value. The higher your LTV, the more likely it is that you will have to purchase mortgage insurance which can be costly in the end. The debt-to-income ratio or DTI is your ability to pay your debts displayed in a percentage. If your DTI is high, you may have a difficult time refinancing.

8. Be Sure to Lock Your Rates! Sure, rates are likely to go down but they are also likely to shoot up. If you don’t lock your rates, then you’re making a gamble that could cost you big time. Rather than taking the risk, choose to lock your rate. Most often rates are locked for one or two months at a time. Since extended rate locks cost some money, be sure to submit all your required documents as soon as possible.

9. Expect Some Problems. Refinancing isn’t always a walk in the park. In fact, depending on your credit, income, and documentation, it may actually be a rough and unpleasant road to travel. Since mistakes happen, realize that you do have a rescission period, which means that you have the right to cancel your deal three business days after signing. If you choose to go this route, you will need to send a letter stating your intention to cancel through registered mail and include a return receipt.

10. View the Broad Picture – Not Just the Interest Rate. When people refinance, the first thing they want to look at is the interest rate. Of course, since the interest rate is the main factor this makes sense, but it’s only a part of the broad picture. Depending on your lender, they may try to sucker you into paying astronomically high closing fees by distracting you with a low-interest rate. Before you apply for the loan, look over the entire deal as a whole and ask questions about things like fees, points, and credit reports. While the loan isn’t secure until you have the God Faith Estimate in hand, it’s a red flag if the price starts bouncing around. If you have a hard time comparing everything, ask your lender to quote the price of a packaged “no cost” refinance, which means that all the fees are bundled into the loan. Although you may not want to do your loan this way, it still gives you a good overview of the price as a whole.

11. Examine All Documentation. There’s a reason that refinancing comes with so much paperwork and, while many people may choose to simply glance and sign, they maybe doing themselves a serious disservice. The Good Faith Estimate is a breakdown of what your new mortgage will mean and includes the interest rate and all fees. Compare what you had calculated against the Good Faith Estimate that you are offered. If you are paying more than you expected, it maybe time to move to a different lender. Watch out for hidden fees and match everything you pay against the Good Faith Estimate.

12. Know Your Break-Even Point. Refinancing a mortgage is not free; in some cases, the costs of fees and applications can reach as much as five-grand. The break-even point is the time when you have paid off the cost of refinancing and are actually able to start saving money. If you have to pay five thousand on the refinance itself and save $150 each month, it will take you over 33-months to reach your break-even point. If you have any plans to sell before you reach the break-even point, then refinancing is actually going to be a loss rather than a gain.

13. Don’t Miss the Boat Waiting on Something Better! Right now, mortgage interest rates are super low, making it the perfect time to refinance; however, some people may miss their opportunity entirely by waiting on it to get better. Rather than trying to play the market and time the mortgage rates for the lowest possible, you will probably do best to simply jump on board and enjoy what’s available while it’s here. It would be a shame to hold out on lower rates only to see them skyrocket.

14. Don’t Go for Too Much Home Equity. Refinancing gives homeowners the opportunity to take money out of their home, which basically means that they get a loan with their house as collateral. This is a fantastic way to gain enough money for some minor home repairs or household purchases; however, this is not a fool-proof way to pad your pocket. If you take out too much equity, you may find yourself in big trouble if the house market drops or your family is hit by financial problems. Before taking out equity, consider how much money you truly need – not how much you want!

15. Understand What a Longer Loan Period Means. When you refinance, you’re not just changing around some numbers; instead, you’re taking out a brand new loan. So, if your monthly payments seem drastically lower than usual, it may not be because you’re getting a fantastic deal but simply because you’ve got the more additional years worth of payments due. In some cases, lower monthly payments are worth any extra cost in the long run; however, if you truly want to save money, take the time to consider how much the refinance is going to cost in the end. If your new loan is going to have you spending tons more than your original over a longer period of time, it may not be worth it. The best way to save money is to simply refinance your loan into the same period of time that you have remaining on your current mortgage.

16. Be Wary of Prepayment Penalties. Sometimes lenders may push you to agree to a prepayment penalty. While this may help to lower the interest rate on your mortgage, it also means that you can’t pay off for several years. Although most people don’t refinance if they’re planning to sell, this is still something to consider. If there is any chance that you will want to sell or refinance again in the next three to four years, this is an option to avoid. Also, watch out for any prepayment penalties that will still be around after the regular four-year-period.

17. Keep Your Eyes Open for “Junk Fees”. No matter how sweet your lender seems, chances are that they may try to throw some additional fees onto your mortgage. Some fees such as application, title, and origination fees are to be expected but look out for strange additions such as charges for delivering the documents, preparing them, or getting credit reports. If you’re getting fined for a service that you could have done at home in your pajamas with no cost, there’s no reason to be paying your lender for the same work.

Refinancing is a great opportunity to save money on your mortgage. By using the tips listed above, you can rest assured that you will get the best deal possible and won't be hit with any unpleasant surprises!

The market is open and while not as competitive as it was two or three years ago there are still some great mortgage deals in today's market conditions. Economic conditions are improving all the time and lending is beginning to take the steps to recovery so hopefully better mortgage deals are around the corner.

For now, if you have a mortgage and are looking to remortgage in the near future then don't just stick with your current mortgage provider. Search the market to find the best mortgage deals. If you are fixed into a mortgage at the moment the best time to start looking for the next mortgage deal is around three months. This will give you time to search the market and for your application to be processed which I believe generally takes around six weeks. This way you aren't stuck with your current mortgage provider's standard rate which is often much higher that variable or fixed rate term deals. Many lenders will allow you to book a deal from them with no obligation to go ahead when your current deal ends so if you have found a mortgage deal you can book it and then if a better one emerges then you can go with that.

The big issue at the moment is the size of deposits needed to obtain mortgages at a decent rate as well as the size of the borrowing required in relation to your equity holding. Many mortgage providers will allow you to overpay on your mortgage which with interest rates so low then is something you should certainly do if possible. Why not pay the same amount to your mortgage that you were paying when rates were 6 and 7%. Usually, you can overpay by up to 10% of the outstanding loan each year so why not take advantage and get your loan repaid earlier. When you come to change in the future you will be in a much better position and the best deals on the market will be opened up to you.

The best mortgage deals can be summed up in two words - lowest rate! This is true in some regards, and if we left out the other side of the equation we would be wrong. Even though mortgage rates are the primary factor, there is a need to look at other factors. Imagine for a moment you get the best rate, but the charges that come with it are very high. This could result in a more expensive form of finance, than if you simply went for a higher rate. The solutions for this we will look at in a bit.

For now, you likely wonder what are the ways to find the best mortgage deal? They are there and finding them is not that difficult. For many people, though they will simply visit the bank they bank with, and from there find the package that the person at the bank suggests. This is a start, but we need something more, and that begins with a bit more research.

Research is the key here, and why not do it? Consider this: you go to the bank, and the bank offers you a certain rate. In most cases, this rate is the highest.

Finding lower rates begins with research. This can be done with advertisements on television, newspapers, magazines, and even online or radio. Taking time on research and learning more about mortgages will allow you to find the best mortgage deals. Another way is to look online, and this can really be a fantastic way as you can find the best deals in a relatively short period of time.

You can find the best rates on 30 year fixed rate mortgages in your area here. Other mortgage terms can also be found on that page.

Finding great mortgage deals begins with preparations done well in advance. Buying a home is commonly the biggest purchase any person will make in their lifetime. It is an involved process which takes a significant amount of time and energy. With careful preparation, the end result will be worth it because you will have gotten the best terms from all the available mortgage deals. What could you do to maximize your chances at qualifying for the most ideal of terms? Keep reading and you'll learn key tips which are effortless to do.

Check Your Credit

A high FICO score will permit you the negotiating power necessary to leverage a lower rate of interest. Make sure you present your FICO score in the best possible light by checking your credit history with all three of the major credit reporting agencies. This includes Experian, TransUnion, and Equifax. Verify that all data contained is accurate and updated. Commonly overlooked details which may deter your chances could be misspelled first, middle, and last names, old addresses listed as current, and paid accounts still identified as open.

Consult with Mortgage Brokers

Mortgage lenders will be happy to show you what they can offer. They're all competing for your business. So it's obviously important to shop around and compare which brokers will serve you best. You'll be able to weed out the offers that are out of your financial capabilities and have the chance to negotiate with those lenders that are closer to your mark. Don't be afraid to ask questions, no matter what. You'll be dealing with these people for the life of your loan, so building a good relationship from the get-go will make the process all the more tolerable.

Speak with Real Estate Agents

Talk to several agents, they'll be able to give you insider tips free of charge. They have the experience and the professional know-how to inform you of what to do and what to avoid. Mortgage deals are their bread and butter, they live and breath what you will do only but a few times in your life. Listen to them and ask questions. They are a wealth of information eager to share what they know, and they'll help you navigate the waters while avoiding most of the pitfalls.

Use Mortgage Comparison Tools

Going online will be one of the biggest moves you can make to find ideal mortgage deals. You'll be able to go to many Internet sites and avail of their free mortgage tools. Calculators abound, which can be used to forecast future payments. You'll be able to instantly see the effect of different interest rates on your monthly mortgage. You'll have to freedom of plugging in various changeable factors, like a down payment. Then you'll know right away what terms befit your current economic situation.

See BestCashCow's mortgage calculator here.

There is no way around the fact that purchasing a home and moving in will cost you, right? Although that may be true, there are ways in which the process can be made a bit less difficult. If you are willing to negotiate, put in some extra work as well as some special information on unique deals you can get your hands on. With, these eight tips you can save money on your move out and move in:

1. Not Everything Has To Come With You

It can be a pain to move furniture that you are no longer fond of, or appliances such as the fridge, washers or dryers that have been stored in the garage. If you include these in your home sale, you can potentially save not only money but also time and the unneeded hassle. Your old stuff may be appreciated by someone moving from out of state or first-time buyers and you will save on having to have it hauled to your new home.

2. Do Not Take The Flat Screen

If your mounted flat screen TV is over a few years old, it may be best that it too is left behind. It may not be worth the cost of having it taken down, the wall behind it repaired as well as the care that it takes to move it. There are always improvements on flat screen technologies. The prices are always lowering, so this is a great opportunity to invest in something better.

3. Always Negotiate

If you have bought a house in the past, or have been looking for a house, you are probably aware of what the closing costs are. You may not be aware of the amount that can be negotiated with a lender.

For starters, before choosing a mortgage lender, make sure you shop around. When you receive your GFE, good faith estimate of costs, it is not the end of negotiations. The list includes the lender's fees and other items like title insurance premiums and appraisal charges.

There are some fees that are charged by the broker or lender and other charges come from third parties. For starters, find out what fees originate from the loan and which ones are third party charges. Do not take a wild guess, ask the broker or lender!

Items such as city and county stamps, prorated interest and reserves, taxes and recording fees are non-negotiable. There are others that can be reduced or waived, but you need to be aware of them and ask to reduce them.

4. Barter For Your Services

If you have furniture or appliances you are getting rid of and you need a handyman, you may be able to barter. Ask family, friends, neighbors or coworkers for referrals and put barter to the table. You may be shocked at what you are able to get with what you already have.

5. Be Smart About Your Move

The thought of moving with the help of a few friends and a rented U-Haul is not all that appealing. Yet, if you are willing to put in the effort and the sweat, you will be able to save quite a bit. There are two important and enticing factors to consider when enlisting the help of friends: beer and pizza!

If you do not want to handle it all on your own, there are ways in which you can save on a hybrid move, for example:

Pack and unpack yourself

Stairs can add a considerable amount to the price of moving. Have everything ready and on one floor.

Cut back and you will save a bit by selling what you do not really want or need.

6. Look Into Hybrid Options For Moving and Storage

If you need self-storage wrapped into your move, companies such as U-Pack or PODS could be the perfect solution. The company will drop off a storage unit that is mobile at your current location and you will handle the packaging. Then they pick it up and move it to your new location.

This makes it a very good solution, especially for those who do have time between their moving out and moving in. This type of move can cost you as much as thirty percent less compared with traditional movers. But remember that you are responsible for the labor, not only the drive.

7. Always Take The Special Offers

You can always save a lot of money on move-in offers for phone service, the internet, and cable. They often come with a catch that will cost you later on. Keep an eye out for those special offers that are time-sensitive, like six months or a year before they expire. This means you will be left with a higher rate after the introductory period.

8. Do Not Rush Into Renovations

Once you have moved in you will get a variety of junk mail begging you to redo your loan refi as well as apply for as many as seventy-two different credit cards. It may seem like a never ending pile of junk mail but there might be some special offers for homeowners in there.

Keep an eye out for window coverings, flooring, landscapers, handymen and home furnishing coupons. If you are planning on renovating, shopping and fixing up the exterior or interior take advantage of these offers and cut back on the costs.

Find the best mortgage rates for your new location!

When a homeowner goes to a lender and they starts the process for filling out a mortgage loan application, it is important to know exactly what kinds of mortgages are available, along with the advantages and disadvantages of each. Here we takes a look at fixed rate 15 and 30 year mortgages versus 10/1 adjustable rate mortgages (ARMs).

Fixed Rate Mortgages

A fixed rate mortgage is onewhere the interest rate will stay the same all throughout the full life of the loan. These loans are by far the most popular, representing more than 75% of home loans. They will usually come in terms of 10, 15 or 30 years, with the 30 years being the more popular option. While the 30 years remains most popular, the 15-year will build equity a whole lot faster.

The big advantage that comes with a fixed rate is that a homeowner knows exactly what the principal as well as the interest payments will be over the entire duration of loan. This will allow the homeowner to budget a lot easier because they understand the interest rate will not change over the duration of the loan.

Fixed rate mortgages are not just the most popular for home loans, but they are known for being the most predictable. The rate gets agreed upon in the beginning and the rate stays the same and charged over the duration of the note. Homeowners can budget easily for the monthly payments each month for the loan. When rates are high and the homeowner gets a fixed rate mortgage, the homeowner is able to refinance later on when the rates go down. If interest rates go down and you want to refinance, the closing costs will have to be paid to do so. Some banks that want to keep good customer accounts may write off these closing costs or otherwise enable to customer to refinance without incurring fees. On the other hand, buyers who purchase when rates are low keep the rate locked even if the broader interest rate climate rises. However, home buyers do pay a premium for locking in the certainty, as the interest rates of such fixed rate loans will usually be a bit higher than an adjustable rate home loan.

A home purchaser who is not planning to be in their home for a full 30 years, one who believes that they will refinance or pay off their mortgage sooner, or one who can easily handle the monthly payments should seriously consider shorter term fixed-rate mortgages.

See the best 30 year fixed-rate mortgage rates today.

10/1 ARM

An adjustable rate is mortgage loan where the interest rate will change based upon a certain schedule after there is a fixed period at the beginning of the loan. This is called an ARM, or an adjustable rate mortgage. Getting an ARM could allow you to qualify for loan amounts that will be higher, therefore you can get a more valuable home. However, this kind of loan is considered to be riskier because payments can change significantly if rates rise. In exchange for any risks that are associated with ARMs, the homeowner ordinarily will be rewarded with interest rates that are lower than a 30-year fixed rate or even a 15-year fixed rate. When a homeowner gets an ARM, they are usually getting a 30-year loan where the rate will change each year on the anniversary after a certain point.

The 10/1 ARM in particular comes with an initial interest rate that is fixed for the initial 10 years of the loan. After this 10-year period is up, the rate adjusts every year for the loan remainder. The loan will have a 30 year life, so that homeowner will have initial stability for a 30 year mortgage at a lower cost than that of a fixed rate mortgage that may have the same term. However, the adjustable rate mortgage might not be the best choice for anyone who is planning on owning the same home for more than 10 years unless they are able to make extra payments and plan on working to pay their loan early.

Mortgages can be incredibly intimidating. With multiple options and regulations, there is a lot of information to process and many choose to go the easy route by doing whatever program their local bank is advertising. This is how many homeowners find themselves locked into a mortgage that they can't afford with terms they don’t understand. For most people, buying a home will be the greatest fiscal investment of a lifetime. BestCashCow.com wants to make sure that you are empowered to make that investment by offering knowledge and advice to guide your decision.

I. How do mortgages work?

A mortgage, by simple definition, is a loan for the purpose of buying a home. A borrower is charged an interest rate for the length of the time it takes them to pay back the loan. The interest rate on a mortgage is dependent on multiple guidelines and factors and can be different for everyone depending on their personal situation and the national economics at the time the loan originates.

1. Regulators

As with most aspects of finances, there are governmental guidelines and regulations that determine who is eligible to get a mortgage and what kind of interest rate they will pay. These regulations are set by two entities: the Federal National Mortgage Associate and the Federal Home Loan Mortgage Corporation, known as Fannie Mae (FNMA) and Freddie Mac (FHLMC) respectively. While you will never directly deal with Fannie or Freddie, your ability to be approved for a mortgage will depend on their guidelines so it’s a good idea to have some familiarity with them.

2. Interest Rates

It’s important to remember the importance of a low interest rate. Your rate will determine how much you spend in interest over the next 10 to 30 years of your life. Even a difference of an eighth of a point could make the difference of multiple thousands of dollars in the end. There are many sources online that can offer a detailed look at today’s current mortgage rates. We recommend BestCashCow’s mortgage comparison tool that offers updated pricing by the minute since rates can change throughout the day. Monitor rates daily as you get closer to your home purchase to catch rates at the lowest point.

While Fannie and Freddie essentially determine the average interest rate, your rate could change based on the state you are in, loan amount, down payment, and credit score. Make sure that you have this information and that it’s accurate to the best of your knowledge when you are comparing rates since your rate can change dramatically if you are looking at the wrong state or a different FICO tier. You can also see rates generally shift over time based on inflation, a change in the Federal Funds Rate, or a national news event.

Rates between lenders can vary pretty significantly. Rates represent risk for the lender. The higher the rate, the more risk that loan represents for the lender. There is also a difference in rates caused by whoever is funding the loan. A mortgage broker, for example, can pull rates from multiple lenders and find the best rate, while a direct lender or bank can only look at what their current offer is. You should check with at least three lenders to find the best rate since each lender could have a different risk factor or pricing model.

“Make sure the comparison between lenders is apples to apples. Is the lock period the same? Third party costs comparable? Are there origination fees or credits?,” recommends Colin Treend, Senior Vice President of Marketing, Cardinal Financial Company.

If you are having trouble comparing the individual interest rates and fees for each lender, look at the APR, or Annual Percentage Rate! APR is a tool for borrowers to compare all packages through one number and represents the actual annual cost for a loan including all additional fees. The interest rate does not take into account fees or points on a loan.

If you plan to stay in the home for a while, it might benefit you to pay additional discount points in order to drive the interest rate lower. Not to be confused with origination points that you will pay as a part of your closing fees, a discount point is prepaid interest on your loan. If the rate that your lender can offer you is higher than you want, you can choose to pay almost any number of points up front, which can lower your interest rate over the life of your loan. If you don’t plan to stay in the home for a longer period, it may not be worth the upfront cost so make sure to run through the full scenario before deciding. Paying one point is equal to one percent of the loan amount.

Example:

Katie is looking at a thirty-year mortgage of $235,000 with a rate of 4.75%. Her monthly payment will be $1,225. If she pays one point, or an upfront fee of $2,350, her rate will drop to 4.625% which will drop her monthly payment to $1,207, a savings of $18 a month. If she plans to stay in the home for a little longer than 10 years, she will save overall by paying the discount points.

If your goal is to pay the least amount possible upfront, ask your lender about a rolling your fees into negative points, or a rebate. You will in turn get a higher interest rate, but will have a lesser cost upfront.

3. Loan Amount Limits

For the large majority of counties in the United States, any loan amount less than $417,000 is determined to be a traditional conforming loan. However there are around 230 counties in the United States where $417,000 is simply not enough to buy a home, so you need a higher loan limit. These super-conforming loans can be found in Los Angeles, New York City, Washington D.C., Denver, Boston, San Francisco, and more. For these areas, the conforming limit can go up to $625,500 allowing borrowers more opportunity to buy a home. If you live in Hawaii, the limit is closer to $650,000 or $700,000 depending on your county. If you think that you live in a higher cost area, check with your lender on your county loan limits.

You may find that the home that you want is much higher than even the super-confirming loan limits. In these cases, you will need to look for a jumbo mortgage, or any loan amount over the confirming limits for your county. Obviously, because there is more risk for the lender to take on a loan for such a high amount, there are more regulations surrounding jumbo loans:

4. Debt-to-income ratio

There are two different ratios that your lender will run for you during the application process: the front-end ratio will tell you how much of your monthly income will go towards your mortgage and other housing costs (like your homeowners association fees, insurance, taxes) while the back-end ratio will show how much of your monthly income is going toward debt payments. A standard guideline is that your front-end ratio should not be greater than 28% of your household income and your back-end ratio should not be greater than 36% of your household income. While you may be able to find loan programs that allow more flexibility on these ratios, it’s inadvisable to stretch your budget much farther. Keep in mind that these ratios do not include additional expenses like cable, Internet, or even your taxes so a realistic ratio should be much lower than the standard.

Example:

Kayla has a monthly household income (before taxes/ gross income) of $4,000. She pays $600 per month on her student loans. Her potential housing expenses are $1,200 per month.

To calculate her front-end ratio, she would divide her housing expenses by her monthly income, and then multiple that figure by 100.

[$1,200 (housing expenses) / $4,000 (monthly income)] x 100= 30%

To calculate her back-end ratio, she would divide her monthly debt payments by her monthly income, and then multiple that figure by 100.

[$600 (debt payment) / $4,000 (monthly income)] x 100= 15%

For this example, while the back-end ratio is a reasonable 15%, the front-end ratio is 2% higher than the maximum, which may make it difficult to be approved. Kayla should try to find additional funds for a down payment or look at longer-term mortgages in order to lower the monthly payment.

If your debt ratio is too high, it may be a sign that you should look at a less expensive home or possibly wait to purchase a home until you have paid off more debt. Lenders have these standards in place to keep homebuyers from getting in over their heads.

A non-occupant cosigner could help you qualify for a mortgage or get a better rate because they can add to your income or assets. A cosigner is not added to the home title and has no legal rights to the property, but he or she signs onto the mortgage. As a cosigner, their assets and income will be added to yours lowering your debt-to-income ratios and making your mortgage offer more appealing and less risky to lenders. If your problem is a low credit score however, they probably can’t help much because lenders typically only look at the lower of the two scores. A cosigner though could help someone without a credit score or a very short credit history. You should keep in mind that if you default on the loan, your cosigner’s credit would be impacted as well. This could cause a rift in relationship. For this reason, borrowers typically look to family to act as cosigners first. If you get a friend to act as your cosigner instead, you may also have to provide some sort of documentation to explain who they are, how long you have known them, and why they would want to help you. This requirement will depend on the lender.

It’s also important to note that the loan amount that your lender qualifies you for may be more than you should actually spend on a home. When you go through the application process, a lender is not looking at your lifestyle expenses or taking into account the amount you need for HOA fees, additional gas or electricity expenses, or home improvements. Make sure that you look at your personal budget as well and feel comfortable with the monthly payments including all of these factors before you make an offer. You don’t want to get into a situation where half of your income is going towards your housing; that expense is untenable and usually a sign of a pending foreclosure.

“Your eyes are bigger than your wallet, in most cases, and it’s easy to justify a stretch budget. Resist the stretch,” recommends Treend.

II. Why is credit history important?

Getting approved for a mortgage basically boils down to whether or not the lender can trust that you will pay back the loan. The easiest way for lenders to judge your worthiness is to check your credit score. A credit score places a numeric value on a consumer that represents the amount of risk he or she represents. A higher score means that the consumer is more likely to pay his or her bills and can be trusted borrowing a higher amount on a loan. A lower score shows that the consumer probably cannot handle borrowing a larger amount and represents a higher level of risk. As such, a credit score is built through systematic debt accumulation and repayment.

In order to get the best possible interest rate, you should strive for a high credit score. A higher credit score gives you more options in terms of what lender you choose, what loan programs you can qualify for, and allows you more flexibility when it comes to lenders regulations.

There are four basic ideas to building or maintaining a good credit score:

The more established scoring classification is FICO, which was established by Fair Issac Co. in 1956 (today the company goes simply by FICO). Your FICO is calculated by a few different factors in your credit history, all having varying amounts of importance or weight on your credit score:

Payment History: 35%

Payment History will have the biggest impact on your credit score as this category looks at your overall ability to make payments in full and on time. A pattern of late payments or missing payments can quickly drag down your score.

Amounts Owed: 30%

Keeping your overall debt amount low can also greatly improve your score. In fact, a revolving history of paying off your credit card at the end of each month will probably be your fastest way of improving your credit score.

Length of Credit History: 15%

This statistic will look at the age of your oldest debt, your most recent debt, and an average age of every debt or loan that you currently have on your credit report. Ideally, your credit history should show that you have been building good credit for six to twelve months. It’s important to remember that closed accounts are shown on your credit report for up to seven years. Also, opening several new credit accounts before applying for a mortgage in an attempt to raise your score could actually impact your score negatively since it will lower your overall credit age.

New Credit: 10%

This category will look at how often you open new credit accounts. If you open new credit accounts often, you could be seen as a risky investment so think twice before you sign up for every department store credit card.

Types of Credit Used: 10%

Having multiple lines of credit, such as having a credit card on top of an auto loan and a student loan, can help your score. It’s good to show diversity.

To find out your credit score, you should request a credit report from the three credit bureaus: Experian, Equifax, and Transunion. Your credit report contains all of your debt-related financial information for the past seven to ten years: a list of every credit account (credit card, student loan, auto loan, mortgage, etc.), every inquiry made to find out your credit score, all public records such as a bankruptcy or foreclosure, and of course your personal information like your name and social security number. You are entitled to a free copy of your report each year. Each bureau will score your credit slightly differently, so you should always check all three reports. Your lender will use the lowest of the three scores when judging your risk factor. If you find that your score is lower than you expect, check for any inaccuracies and start the journey of credit repair.

The minimum credit score required to get a mortgage can vary for every lender. For most, lenders will look at a score of 620 as the minimum for a conventional loan provided that the borrower has a suitable down payment and a low debt-to-income ratio. For non-conventional or government loans (like an FHA loan or VA loan), lenders can go lower, but your goal should be to keep your score as high as possible in order to get the best interest rate. A high score, such as a score above 700, will greatly improve your ability to be approved, especially if you are struggling to save a down payment or still have a lot of debt.

Most lenders use the following tiers to judge your credit score:

Excellent: 740 FICO +

Very Good: 720 – 739 FICO

Good: 700 – 719 FICO

Above Average: 680 – 699 FICO

Average: 660 – 679 FICO

Fair: 640 – 659 FICO

Needs Improvement: 620 – 639 FICO

Poor: Lower than 620

If your credit is less than perfect, it’s still possible for you to get a mortgage. There are multiple loan programs that you can apply for, but you may end up with a higher interest rate because lenders will consider you a riskier investment.

Some people choose to take a different approach to credit by paying off all loans and closing all debt accounts, thereby removing all of the necessary factors that would build or diminish your score. In this way, your credit score could technically disappear. If you choose to do this, there are some opportunities to still get a mortgage, but it will be much harder than the traditional path.

The trickiest part will be to find a lender willing to work with you. Traditional mortgages require much less effort on the part of the lender so many choose to not do any kind of alternative mortgages. For mortgages without a credit score to prove the borrowers history, underwriters, the individuals who ultimately judge your level of risk, have to manually research through 12 to 24 months of alternative history records showing that the borrower can be trusted to pay back their loan. These alternative records can be rent payment history, utility bills, tuition payments, etc. This takes a significant amount of time on the side of the underwriter, so borrowers should make sure to be pre-approved before they start looking for homes. If you are having trouble finding a lender, try looking to local credit unions or lenders specializing in loans with no credit score.

A very common misconception in mortgage lending is that everyone listed on the title of the home is required to be a co-borrower on the mortgage. To the relief of many spouses’, a mortgage only needs to be signed by one party provided that the person is able to qualify alone, while the home title can be deeded to multiple people. It could be more beneficial to include both co-borrowers if both incomes are needed to show that the household expenses or debt will not exceed the debt-to-income ratio limits, but it could also be beneficial to only list one person on the mortgage if the other person has a significantly lower credit score. If two credit scores are presented to a lender, they do not look at an average of the two scores, which is the common belief, but the lower of the two scores.

Example:

Ryan and Ashley got married last year. They are looking to buy a home with a monthly payment around $1,000. Ryan makes $5,000 a month, has a credit score of 780, and pays $680 a month on his student loans. Ashley makes $2,000 a month, has a credit score of 540, and pays $150 a month on her auto loan. Because Ryan has the suitable income to cover their expected mortgage and debt-to-income ratio, it makes more sense for Ryan to sign the mortgage in his name only but add Ashley to the home title. Adding Ashley to the mortgage would mean that they would have to pay a higher rate due to her lower credit score.

III. What are my options?

1. Loan Programs

The decision on what type of mortgage you will choose from could have a significant impact on your future and finances. To keep it simple, let’s look at the two main choices:

So, why would you go with an ARM, where you could end up with a significantly higher and more unpredictable interest rate? While ARMs are definitely more complex, they are more flexible than a fixed rate and can offer the homebuyer a unique opportunity that is not available with the rigid fixed-rate mortgage. ARMs start with a lower rate than a fixed-rate mortgage, which means you could have a lower monthly payment and be able to afford a bigger home. You also can enjoy a lower rate later into the loan term if interest rates drop. With a fixed-rate mortgage, you would have to refinance in order to take advantage of a lower rate environment.

Ed Powell of GoodMortgage.com adds, “Very few folks hold on to their loans or their individual homes for more than 7 years so I would say folks should be looking [more] at 5 and 7 year ARMs.”

The hybrid ARM is the most popular option when you look at adjustable rates mortgages. The hybrid allows a longer fixed initial period (three years, five years, seven years, or ten years depending on what your lender offers). This option is ideal for buyers who know that they will be moving or those who expect a large pay increase before the fixed period is over. However, the risk is that the borrower can’t sell the house or plans and circumstances change leaving the borrower with a loan that could adjust to a higher rate.

2. First Time Buyer Programs

If it’s your first time buying a home, there are multiple programs available to help get you into a home. These programs can offer lower down payment requirements or flexibility in terms of credit score. Tell your lender if this is your first home purchase.

If you are having a hard time getting approved for a conventional loan, FHA might be a good option for you. FHA, or Federal Housing Administration, loans are backed by the U.S. Department of Housing and Urban Development, making lenders more comfortable accepting a loan from someone who has less than perfect credit and a lower-than-average down payment. This is especially helpful for first-time homebuyers. As you would expect, an FHA mortgage traditionally has more fees and the interest rates are higher.

A VA loan is available to all veterans, service members, and surviving military spouses and has a myriad of benefits. The biggest benefit is that you can be approved to buy a home without a down payment and without paying mortgage insurance. While it’s a more complicated loan to be approved for and rates are traditionally higher, a VA loan is a great benefit to help past and present military personnel to get into a home.

3. Terms

After you decide what type of mortgage program you want, you will also need to determine what length, or term, is best for you. The biggest factors to think about when choosing a loan term will be your budget and the interest rate. The shorter your term, the more you will pay on a monthly basis but you will pay off your loan significantly faster saving you thousands of dollars in the long run. The longer your term, the lower your monthly payment but you will end up paying more in interest over the life of the loan.

The term that you choose is also partially based on what your lender offers. The two most popular choices are a thirty-year or a fifteen-year term, but lenders are becoming more and more flexible for borrowers looking for a specific term.

If you choose an ARM, you also have to think about what your initial fixed period will be and how often your rate can adjust thereafter. While the overall ARM length is traditionally 30 years, the initial period where rates are fixed is usually just a small portion. A 5/1 ARM, for example, has an initial fixed rate period of five years and then adjusts everyone one year thereafter. Other popular ARM products are the 3/1 ARM, 7/1 ARM, and 10/1 ARM where the fixed rate period lasts three years, seven years, and ten years respectively. This is also where ARMs can be extremely flexible because you can choose longer or shorter terms for the fixed period, overall length of the mortgage, and even the timing between adjustments.

4. Property Types

Your options can also change depending on the type of property you plan to purchase. If you plan to purchase a condo, for example, you may incur a different interest rate than if you were to purchase a single family home. You could also see a higher interest rate or find it more difficult to be approved for a second home, vacation home, or investment property because they are considered non-conforming properties and are not covered by Fannie Mae or Freddie Mac. You may also have trouble finding a lender that is willing to offer a loan for mobile homes, or manufactured housing, since those property types are not worth as much if you default on your loans.

IV. How much money do I need?

1. Down Payment

Most people find that the biggest struggle to get a mortgage is saving up the down payment, which is the collateral amount that you can pay upfront to the bank when you close on your home. The bigger the down payment, the better chance you have to get approved for a low rate on a loan. A general rule of thumb is to have at least 20% of the home’s value for the down payment, leaving the necessary loan amount at a maximum of 80% of the price of the home; this ratio of loan amount to the property value is called the loan-to-value ratio (or LTV). For example, if you are purchasing a home for $200,000, then you should be prepared to make a down payment of $40,000. If you are looking at purchasing a home in a higher cost area (Los Angeles, New York, San Francisco, etc.), having a down payment of 20% can be especially hard to save up considering that you could easily need a down payment of $100,000 or more for a $500,000 home. Buyers should also be aware that a jumbo loan could require you to have a minimum down payment of 30%.

If you don’t quite have the full down payment, it is still very possible for you to be approved as long as you have a minimum of 3% to offer, the minimum down payment for a Fannie Mae loan. Buyers should be aware that lower down payment programs typically come with Private Mortgage Insurance, or PMI. PMI protects the lender in case the home loan ends in a foreclosure since there are additional risks involved. You are required to pay PMI as an additional fee added into your monthly payment until you have paid off at least 20% of the home value. The PMI fee can vary based on your loan criteria but is usually 1.5% or less of the original loan value per year.

It’s typically not a good idea to use your entire savings for the down payment. Many home buyers want to put down as much as possible in order to get the biggest home possible or to pay their home off faster. However, if you are forced to use all of your savings for the down payment in order to get the home, you may not be protected in case of an emergency, which significantly increases your risk of having to declare bankruptcy or foreclosure. Make sure that you set aside a healthy emergency fund to cover for any unforeseen issues as well as a separate fund to cover other costs associated with the home purchase such as closing costs, third party fees, moving expenses, new appliances, or repairs that need to be done before you can move in.

“Guidelines generally require 6 months cash reserves; I would say first time home buyers are better off with at least one full year of reserves,” recommends Powell.

Veterans have the option of a V.A. Loan that has the added benefit of no down payment required. Farmers and some qualified individuals living in rural areas can also find no down payment loans from the Department of Agriculture.

2. Closing Costs

Closing costs are the fees charged to cover the cost of the final real estate transaction and are to be paid on the day of closing. They can vary state to state, but generally average between 3-6% of the loan amount.

“Most first time home buyers only focus on the down payment, when in reality, title is where a majority of the closing costs come from and that is not covered by the down payment,” said Geony Rucker, a loan officer at CapWest Mortgage.

Make sure that you know about every closing cost and have the payment in hand when you close or you could face delays in moving into your home.

Within three days of submitting your mortgage application, your lender is required to give you a formal Loan Estimate. This should be a three-page document and will contain a detailed list of all closing costs and associated services. Closing costs can include a credit report fee, attorney fees, an appraisal fee, taxes, plus more depending on your state and county.

This Loan Estimate should be compared to the Closing Disclosure that you receive three days before you close to make sure that the details of the loan match. Catching a mistake could save you time and money at the closing. You also may find that certain closing services are flexible allowing you to find other, cheaper companies to perform them. As you get closer to finalizing your home purchase, every little bit of savings can help.

Another option if you don’t want to pay closing costs is to ask the seller to cover closing costs as a condition of sale. Some buyers also may be able to wrap the closing costs into their loan to save on the immediate out of pocket expense. You could also save some money on the prepaid interest by closing at the end of the month rather than the beginning, since you are required to prepay all interest for the remainder of month in which you close. You may be able to save on title insurance through a re-issue rate, or carrying on with the current owner’s title insurance if they purchased the home in the past ten years. In a refinance, you may be able to waive the appraisal completely if your home has been recently appraised.

V. How do I choose a lender?

Finding a good lender has a huge impact of your mortgage experience. There isn’t a definitive rule for to choose the best lender, but it depends more on what you want as borrower. If you have gotten a mortgage before and are familiar with the experience, you may want a lender who will be very simple, manage the paperwork, and call you if there are any problems. If this is your first mortgage and don’t feel confident to make a decision on your own, you may need someone more involved that can guide you through the process. There are both types of lenders out there, you just have to find them.

Your local or home bank is typically the first stop when you are looking for a mortgage. Though you may receive some kind of relationship discount for opening a mortgage with the same bank that holds your checking account, you may end up spending much more than that in interest over the life of your loan because you didn’t spend the time doing research.

“I really think consumers should talk to multiple lenders to get an understanding about what options they have, which company, and loan officer will be the best fit for their needs,” says Powell.

Your loan officer can be your best resource in deciding what mortgage offer is best for you. He or she will identify issues early, find additional options, and can guide you through the process. That being said, you should also make sure that you understand all of the options and terms of your mortgage. Don’t assume that your loan officer is choosing the best option for you and sign a contract that you don’t fully understand. For most, a mortgage is the single biggest financial decision of your life. A loan officer doesn’t understand all of the aspects of your life.

When you are comparing different offers, look at the overall cost of your mortgage, with fees, interest, and principal included, in order to find who is offering the lowest deal. If you feel like the loan officer is not being honest, ask for full transparency about how the commission structure works. If he or she is unwilling to answer, that may be a sign that you are about to be overcharged.

1. What questions to ask a loan officer

The best way to determine if a lender is trustworthy is to have an honest conversation about your finances and ask questions.

“You'll have to be working with them for the next 45 days, so the more questions you ask up front, the better you'll be able to feel out how knowledgeable they are and how hard they'll be willing to work for you,” said Geony Rucker, a loan officer at CapWest Mortgage. “When a lender chooses to go above and beyond what is required of them, that is the lender you want to choose.”

Here are other questions that you should ask a potential lender:

2. Lender Recommendations

Online reviews and recommendations from family and friends can also be extremely helpful, but make sure that you are getting a full picture. If online reviews don’t contain any negative feedback, they probably can’t be trusted. Also, be wary of recommendations from your real estate agent. Some agents make reliable recommendations, but there are a few that make a deal with a specific lender to share clients, so it may be a recommendation based more on incentives for the real estate agent rather than an honest effort to get you the best lender.

The great news is that you are not tied to a specific lender. If you are pre-approved with a specific lender and then find a better rate or a better lender elsewhere, you are under no obligation to stay with your original lender until the contract is signed.

VI. What is the application process like?

1. Prequalified and Preapproved

Step one in your mortgage application process is to get prequalified with a lender. You provide a lender the details of your income, debt, credit score, and assets and the lender will in return give you a calculated estimate of what you can actually afford. This is usually done at no cost to you and offers a professional opinion before you get too far in the home search process.

If you want to go a step further, getting preapproved for a mortgage will be an added bonus for home sellers giving you an advantage over other buyers when you finally make an offer. In a preapproval, the lender will go through the process of income verification with your employer, run your credit history, confirm your overall net worth, and you walk away with a verified letter from your lender to show home sellers that you can qualify for the home loan. Home sellers like preapproved buyers because there is a better chance the sale won’t fall through later due to a mistaken credit score or bad debt. Because this process is more in depth, preapproval usually requires a small fee, but it’s often refunded at the home closing.

“A preapproval can give you a little extra leverage when making an offer on a home,” said Tachiana Bumbalough, Demand Generation Manager at First Internet Bank.

If a home seller is presented with two offers, it is not uncommon for them to accept a preapproved, lower offer because there is less risk for something to fall through at closing.

You aren’t required to stick with the same lender that you were preapproved with, so you can use the preapproval process as a test drive of the actual loan application. Once you’ve meet with several lenders, gather all of your necessary documents and submit them to the lender. They will take it from there.

2. Locking a Rate

Once you have an accepted offer on a property, you need to lock in your rate as soon as possible. Once you have found a lender and you think the rate is low enough, request the lender to lock your rate. This means that you will start the application process with that lender thereby placing a hold on that particular rate and point scenario. If rates go up before you close, it doesn’t matter because your rate is locked and will not change.

You will need to determine a rate lock period in which you agree that the loan will close. This could affect the interest rate a bit as well. Lock periods can vary from 10 to 60 days. Generally a lower lock period means a lower rate bump, however it may not be realistic for you to close in 10 or 30 days depending on your state regulations. Ask your lender for advice on how long your rate lock period should be.

At the end of your rate lock period, your goal is to have your loan closed and the keys to your new home. Through no one’s fault however, there could be delays in paperwork, getting an appraisal, or, a necessary repair in the home. If you are nearing the end of your rate lock period and it looks like you won’t be closed in time, check with your lender on an extension. Sometimes your lender will extend your lock period with a small fee.

3. Loan Documentation

The Uniform Residential Loan Application, or form 1003, is the standard form for mortgage loan applications and requires a two-year job history, a list of all assets (property, retirement accounts, savings, life insurance, and investments), and all of your debts (student loans, car loans, credit cards, etc.). Knowing all of this information ahead of time can be a big time-saver when you are meeting with a lender.

Most homebuyers can easily tell a loan officer what their annual or monthly income looks like, but for those who are self-employed or work multiple jobs, this may be harder to document. Those who are self-employed or have their own business may be required to submit the last one to two years of federal tax returns, profit and loss statements, and possibly a business license. If you are a traditional employee that receives W-2 statements, you should supply your lender with the last one to two years’ worth of W-2s and the most recent pay stub as proof of income. You should always include all of your income including bonuses, overtime, second jobs, commissions, child support, alimony, and additional benefits.

4. Online Applications

It’s an exciting time for mortgages as traditional avenues for finding a home loan are being overtaken by the highways of online media. Of course there will always be the traditional loan officer/ borrower relationship, but the relationships are now being built over email and text rather than face-to-face interaction. There are now many banks that are fully online. It’s become commonplace to not meet your lender in person until closing.

Many lenders utilize technology to offer online applications that buyers can fill out at home on their own time. This can be a huge asset to someone who works long hours or needs more time to gather all of his or her documentation. Online applications are completely safe and usually are protected through multiple firewalls since you have to share your social security number. Many online lenders even have a support staff available 24-7 through chat services so that you can ask questions if you get stuck.

VII. Closing

Mortgages can be tricky and complex, but there are so many options that almost everyone can find something to fit their lifestyle and budget. When you are trying to find the right fit for you, look at your budget, think about your future plans, and decide what option is best for you.

Finding the best loan for you doesn’t have to be intimidating. Be prepared by doing your research, comparing mortgage rates and options online using comparison tools, and meeting with several mortgage lenders.

The decisions you make now can affect your life for up to 30 years. To make sure they are good ones, be sure you know the answers to these essential mortgage questions:

1. How much house can I afford to buy?

A standard rule for lenders is that your monthly mortgage payment should not exceed 28% of your income before taxes. In some cases, this means that you may be approved for a higher amount than is realistic for your budget. Be honest with yourself about your financial commitments each month for mortgage, insurance, utilities and other costs associated with the home. Don’t decide whether or not you can afford a home on how much you were approved for.

2. Do I qualify for an FHA mortgage?

FHA mortgages are backed by the Federal Housing Authority and can be a far more economical choice for most buyers. Because of the reduced risk to lenders, they have more flexibility in what products they can offer you when it comes to credit scores, down payment, income and other requirements. To qualify for an FHA loan, you must be a first-time buyer and be approved by an FHA-approved lender.

3. Do I have to put money down?

A number of loan programs require no down payment at all. The VA loan is the most common, but there are many available to other borrowers as well. However, a decent down payment will lower your monthly payments and also increase your chances of being approved for a loan.

4. What is PMI?

PMI is the insurance you probably need to have if your down payment is less than 20 percent of the home value. When the down payment is larger, this can eliminate the need for PMI. On a $100,000 loan, you'd pay as much as $1,000 a year for PMI, or $83.33 a month.

5. Is a 15 or 30 year mortgage a better fit?

Short term mortgages are paid off sooner and usually come with lower interest rates. A 30-year mortgage will give you lower payments, however, which may work better with your budget.

6. Is a fixed or adjustable rate mortgage better for me?

In a low-interest market like we are currently experiencing, a fixed rate makes sense. However, if rates go up, you might do better with an ARM, which gives low rates at first but then adjusts to market rates later on.

7. What is the difference between the rate and APR?

The interest rate is what lenders use to calculate the mortgage payment. The APR is the actual cost of the loan. For instance, a loan with an interest rate of 5% may actually be higher once closing costs are added in.

8. What are discount points?

If the rate seems high, you can choose to pay discount points as a part of your closing costs to get a lower rate. A point is equal to one percent of the loan. If you have a $100,000 loan with two points, the charge will be $2,000. Knowing about these in advance can make it easier to assure that you can afford the loan.

9. What documentation do I need to get a loan?

You'll need your tax returns, pay stubs, bank statements and a few other documents to start. If documents are missing, such as your taxes from last year, the process will take longer.

10. How many lenders do I need to talk to?

FICO scoring allows you to consult as many as you want during a normal shopping period without adversely affecting your rating. Talk to a number of lenders to tie in the best rate.

By having these and other mortgage questions out of the way before you start, you can assure the best rate and a loan that will work for you through the length of your mortgage. Compare lenders and find the lowest rates by visiting our comparison tables at BestCashCow.com.

If you are thinking of refinancing your home or buying a new home, there is no better time than right now to lock in a low mortgage rate. That is because rates for both purchase and refinance mortgages are near historic lows, which means you could save a lot of money by applying for your loan today, before rates begin to rise. Interestingly, recent data from the Mortgage Bankers Association show consumers have been slow to lock in rates this spring - a move that could wind up costing you tens or even hundreds of thousands of dollars over the life of your loan.

Lock in Now for Greatest Savings

Mortgage rates tend to rise and fall based on the economy as well as the guidance from the Federal Reserve Bank, which meets regularly to review interest rates and decide if it is time to raise them or lower them. Currently, the rate has a range of 0.25 percent to 0.5 percent, which means there's very little chance the rates will go down. But based on the growing strength of the economy, there is a much better chance rates could go up - and that means locking in a rate now is critical.

Beyond historically low rates, there are other great reasons to lock in now. Mortgage lenders are offering some pretty amazing deals to home buyers and homeowners who want to refinance, including low closing costs and a wide range of point options to help rates stay as low as possible. Refinancing an existing mortgage can be a really smart financial move, especially if your current rate is a point or more above current rates. The savings from refinancing can be even more substantial if you plan on staying in your home for several years or more.

Finding the best mortgage product for your needs takes a little research, but our rate tables can provide you with a good starting point. Just remember: When comparing mortgages for a new home purchase or to refinance an existing mortgage, be sure to compare all the same variables - not just rate, but the length (or term) of the mortgage, the points you will need to pay upfront and other closing costs. Only by comparing "apples to apples" can you make sure the mortgage you are getting is the best for your needs. Another tip: Be realistic about what you can afford. When rates are very low, it can be tempting to take out a bigger mortgage than you really need. Know the amount you need, and stick to it. Take a few moments right now to visit the rate tables and learn more about the low rates being offered by leading lenders. Then take the next step and lock in your rate. Considering an average mortgage can affect your finances for the next 30 years, it could be one of the wisest financial moves you will ever make.