Archive for September, 2009

Reverse Mortgage Applications Surge

Wednesday, September 30th, 2009

paper_bigWith the principal limit factor decreasing by 10% tomorrow, the number of reverse mortgage case numbers assigned has surged in the last few days. A letter from Peter Bell, President of NRMLA, announced that 60,784 case numbers had been requested in “the last few days.”  That is more than half the number of HECMs endorsed in all of FY 2009.

The good news is that, so far, the system seems to be working. Of the 60,784 case numbers, 58,631 were issued in less than two seconds, and an additional 1,800 were issued in less than 10 seconds. These turnaround times are a good omen for those concerned about the FHA Connection system’s ability to handle the increase in demand. However, with about 12 hours until the deadline, it’s too early to alleviate all concern.

This Week's Reverse Mortgage Rates: September 29, 2009

Tuesday, September 29th, 2009

This week’s reverse mortgage rates are below. The rates are effective for the week beginning September 29, 2009.

APR:

HECM LIBOR 225: 2.496

HECM LIBOR 250: 2.746

HECM LIBOR 275: 2.996

HECM LIBOR 300: 3.246

Expected Rates:

HECM LIBOR 225: 5.86

HECM LIBOR 250: 6.11

HECM LIBOR 275: 6.36

HECM LIBOR 300: 6.61

While the HECM LIBOR APR remained constant this week, the expected rate declined slightly. As this is the last week that borrowers will be able to get in under the old Principal Limit Factors (PLF) before the new PLFs go into effect on Thursday, the decline in expected rate is welcome.

Genworth Financial Announces Fixed Rate Product

Friday, September 25th, 2009

genworth-financialGenworth Financial Home Equity Access has announced it is coming out with a fixed rate reverse mortgage product, with a 5.625% interest rate. Genworth is likely to be the last large wholesaler to announce a fixed rate reverse mortgage product, but with a lot of lenders reporting slow turn times with the fixed rate products at wholesalers, this will hopefully help alleviate some of the congestion within the market. The more wholesalers that offer reverse mortgage products, the faster the industry turn times will be.

Housing Market Bounces

Thursday, September 24th, 2009

monopoly-housing-marketAs the news today that housing resales dropped in August sent stocks spiraling downwards, those within the real estate industry were faced with a really interesting reality. The housing market rebound may not be as linear as once hoped.

Existing home sales fell 2.7% in August after a record increase of 7.2% electrified the industry in July.  However, there are many factors that likely played into the change. The federal tax credit of $8,000 for new home buyers is due to expire soon, likely contributing to the glut of deals in July.  Jobless rates continue to be high, as do foreclosures. With many foreclosures yet to hit the market (likely knocking home prices down), it seems reasonable to think that the market may not climb steadily, but rather peak and valley as it restarts.

This may just mean that government programs and incentives (such as the tax credit) are important to getting consumers back in the market, and that sellers may just need to watch timing to match the ups and downs of the market.  Even when home sales increase, the inventory of houses on the market is still high and unlikely to dissipate rapidly. But sellers can likely work within the curves of the market to best optimize when to sell their home (and at what price).

Finally, the coming winter means that it’s unsurprising that home sales will dwindle.  Home sales generally increase during the spring and summer, with the warmer temperatures.  Sales will probably decrease as fall changes to winter.

Breaking News: HUD Reduces Principal Limit on Reverse Mortgages By 10%

Wednesday, September 23rd, 2009

hud_logo_smallHUD just announced today that effective October 1, 2009, the principal limit factor (PLF) on reverse mortgages will be reduced by 10%. The new PLF table can be found at:  http://www.hud.gov/offices/hsg/sfh/hecm/hecmhomelenders.cfm.  This PLF table will go into effect for all loans taken on or after October 1, 2009.

These changes to the principal limit are not a large surprise, given the appropriations bills now going through Congress.  The reverse mortgage program was not designed to be supported by a credit subsidy, and since the appropriations bill is also unlikely to grant a subsidy, program changes are the only way to keep the reverse mortgage program operating in the new fiscal year (which begins October 1, 2009).  Nonetheless, these changes are not likely to be embraced by the reverse mortgage community, as they will prevent some seniors from receiving the amount of money from their homes necessary to be eligible for the program.  A reverse mortgage was designed to help as many seniors as possible. This is likely to reduce their ability to do so.

The mortgagee letter can be found below:

Mortgagee Letter 09-34

Breaking News: FHA Releases Four New Mortgagee Letters

Tuesday, September 22nd, 2009

hud_logo_smallThe FHA released four new mortgagee letters late last week that will have a significant impact on the way appraisals will be conducted in the future.  Although the mortgagee letters will not go into effect until January 1, 2010, they will cause some of the following significant changes to occur:

- Reduce the amount of time an appraisal remains valid to four months from six months.

- Clarify rules regarding what happens to an appraisal when the borrower changes lenders.

- Reaffirm rules regarding appraiser independence, while adding some new requirements, including the lender’s responsibility for ensuring the correct appraiser is listed in FHA connection, and preventing the lender from using any appraiser who is selected, retained, or compenstated in any manner by the mortgage broker or any member of the lender’s staff who is tied to the loan on a commission basis.

The fourth mortgage letter, while not directly relating to reverse mortgages or appraisals, requires all FHA mortgagees to submit an annual audited financial statement.

Copies of all the letters can be found below. While reducing the amount of time an appraisal is valid to four months from six months could add an expense to borrowers when a loan gets held up in processing, hopefully the change will add some urgency to processing reverse mortgage loans in a timely fashion and will allow borrowers to get a more realistic appraisal in a rapidly changing housing market.

Mortgagee Letter 09-28

Mortgagee Letter 09-29

Mortgagee Letter 09-30

Mortgagee Letter 09-31

Reverse Mortgage Guides Launches Section for Reverse Mortgage Lenders

Tuesday, September 22nd, 2009

header-logoReverse Mortgage Guides is pleased to announce the launch of a new section of the site entitled, “Tools for Lenders.” The Tools for Lenders section includes tools for reverse mortgage lenders and loan officers, as well as for those wishing to enter the reverse mortgage industry.  Some features include:

- a free downloadable reverse mortgage calculator

- a reverse mortgage industry job board

- a link to the industry news section of Reverse Mortgage News

- an article with advice on how to get started in the reverse mortgage industry

We expect the section to continue to grow in the future, and welcome feedback as to what you would like to see in the section. In addition, we have decided to open the section to advertising. If you are interested in advertising within the lender section, contact reva.minkoff (at) reversemortgageguides.org.

A link to the section can be found in the footer of nearly any page on Reverse Mortgage Guides.

This Week's Reverse Mortgage Rates: September 22, 2009

Monday, September 21st, 2009

This week’s reverse mortgage rates are below. The rates are effective for the week beginning September 22, 2009.

APR:

HECM LIBOR 225: 2.496

HECM LIBOR 250: 2.746

HECM LIBOR 275: 2.996

HECM LIBOR 300: 3.246

Expected Rates:

HECM LIBOR 225: 5.89

HECM LIBOR 250: 6.14

HECM LIBOR 275: 6.39

HECM LIBOR 300: 6.64

The HECM LIBOR rates rose slightly this week for the first time in about a month.  Both the APR and the expected rate went up, though the APR remained nearly the same as the week previously, rising only three one thousandths of a point. The expected rates rose five hundredths of a point.

Caring for an Elderly Parent

Friday, September 18th, 2009

elderly-parent-carecolumn in The New York Times today revealed that nearly 30% of adult children contribute to their parent’s care, on average spending $2,400/year. The expenses can cover everything from unpaid medical expenses to daily chores like stocking a refrigerator.  The time and expense of caring for an aging parent can be a large stress on adult children– financial and emotionally. However, as the article notes, there are many sources that can help reduce the burden.

For some seniors who continue to live in their homes, a reverse mortgage can serve as a possible solution, providing another source of income to help pay for medical bills, adult day care, and the like. Another important point raised in The New York Times column is that there are a number of other resources available to assist seniors and their families, which are often inadvertantly overlooked. The column talks about the services that can be provided by a geriatric care manager, who can help assess a family’s needs and put the family in touch with the appropriate resources.  Lawyers and geriatric care managers can also be a resource to help families navigate the complex red tape and bureacracys that sometimes surround senior programs.

One of the biggest takeaways I gathered from the article is that there are a variety of programs that seniors can qualify for, even if their income is over $100,000.  Another is the importance of planning ahead.  The article discusses, power of attorney, for example. As seniors and their families think about the future, issues like power of attorney, long term care insurance, and wills should be addressed sooner rather than later.

Bank of America Suspends Fixed-Rate Loans in Illinois

Thursday, September 17th, 2009

BoA LogoLast night Bank of America announced that it was suspending the origination of its fixed-rate product in Illinois. This occurred because of the Illinois High Risk Home Loan Act (HRHLA), which only applies in the state of Illinois. The act is designed to protect borrowers against high-cost loans, and applies to all kinds of loans and mortgages.  Under the threshold set by HRHLA, Bank of America’s fixed-rate product is high cost, since the total closing costs often exceed 5% of the principal limit.

As a result, Bank of America has suspended all fixed-rate reverse mortgage loans in Illinois effective immediately.  They are not allowing wholesale partners to purchase any more Illinois high cost loans.  Bank of America will work with all business partners regarding Illinois loans with a closing costs:principal limit ratio greater than 5%. If new fixed-rate loan applications are received by Bank of America, Bank of America will work with the business partner to determine if the transaction should be re-disclosed as an adjustable-rate.  Otherwise, the loan will be denied.

Although Bank of America has only been issuing its fixed-rate product for the last month or so, this change is still likely to reverberate throughout Illinois.