Understanding Refinancing

Refinancing

There are two primary reasons to refinance a mortgage: to get more desirable rate and terms, or to extract cash from the home’s equity. Rate-and-term refinancing Rate-and-term refinancing pays off one loan with the proceeds from the new loan, using the same property as collateral. This type of loan allows you to take advantage of lower interest rates or shorten the term of your mortgage to build equity faster. Rate-and-term refinancing refers to myriad strategies, including switching from an ARM to a fixed or vice versa. For example, if you have an ARM that is set to adjust upward in a few months, you can refinance into a fixed-rate mortgage. Or if you have a fixed-rate loan and you know you’ll move in two or three years, you could refinance into a lower-rate 3/1 hybrid ARM. Cash-out refinancing Cash-out refinancing leaves you with additional cash above the amount needed to pay off your existing mortgage, closing costs, points and any mortgage liens. You may use the additional cash for any purpose. Calculate the equity in your home For example, say you bought your house for $150,000 a few years ago and borrowed $120,000. Now the house has an appraised value of $250,000 and you owe $110,000. With a cash-out refinance, you could get a mortgage for $150,000. You would pay off the $110,000 you owe and pocket the $40,000 difference, minus closing costs. Original house value: $150,000 Amount borrowed: $120,000 Current appraisal: $250,000 Amount owed: $110,000 Cash-out refinance loan amount: $150,000 Pay amount owed: -$110,000 Pocket the difference: $40,000

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Brought to you by:

ELYAC Realty Los Angeles Real Estate Agents Specializing in Foreclosure Homes for Sale, Home Loans, and Mortgage Brokers

310.562.0572

www.elyacrealty.com

Average Mortgage Rates

Average Mortgage Rates

Rate: 6.6 percent (30-year fixed) Average Points: 0.39

Mortgage rates were mixed this week, with fixed rates falling slightly, and adjustable rates rising just a bit. This week’s drop in fixed mortgage rates coincided with a report that federal officials were discussing bailout options with Fannie Mae and Freddie Mac. With this reminder that the federal government intends to keep the mortgage market functioning, rates went down. The average 30-year fixed-rate mortgage fell 6 basis points, to 6.6 percent. A basis point is one-hundredth of a percentage point. The average 15-year fixed — a popular option for refinancing — fell 4 basis points, to 6.14 percent. The average jumbo 30-year fixed fell 1 basis point, to 7.61 percent. The one-year adjustable-rate mortgage rose 4 basis points, to 6.28 percent. The popular 5/1 ARM rose 1 basis point, to 6.27 percent. Mortgage applications rose slightly for the week ending Aug. 22, according to the Mortgage Bankers Association. Application activity increased a seasonally adjusted 0.5 percent from a week earlier. Refinancing activity increased by 0.3 percent, while applications for purchases increased 0.6 percent. Refinances accounted for roughly one-third of applications. ______________________________________ Brought to you by: ELYAC Realty Los Angeles Real Estate Agents Specializing in Foreclosure Homes for Sale, Home Loans, and Mortgage Brokers 310.562.0572 www.elyacrealty.com

The next wave of mortgage defaults

By Les Christie, CNNMoney.com staff writer

More borrowers with good credit are defaulting on their home loans, and that’s going to make it even harder for the staggering housing market to recover.

NEW YORK (CNNMoney.com ) — Prime mortgages are starting to default at disturbingly high rates – a development that threatens to slow any potential housing recovery.

The delinquency rate for prime mortgages worth less than $417,000 was 2.44% in May, compared with 1.38% a year earlier, according to LoanPerformance, a unit of First American (FAF, Fortune 500) CoreLogic that compiles and analyzes residential mortgage statistics.

Delinquencies jumped even more for prime loans of more than $417,000, so-called jumbo loans. They rose to 4.03% of outstanding loans in May, compared with 1.11% a year earlier.

And prime loans issued in 2007 are performing the worst of all, failing at a rate nearly triple that of prime loans issued in 2006, according to LoanPerformance.

“The extent of how bad these loans are doing is very troubling,” said Pat Newport, real estate economist with Global Insight, a forecasting firm.

Washington Mutual (WM, Fortune 500) CEO Kerry Killinger said last month that the bank’s prime loan delinquencies are on the rise. As of June 30, 2.19% of the prime loans issued by WaMu in 2007 were already delinquent, compared with 1.40% of prime loans issued in 2005.

Also last month, JP Morgan Chase (JPM, Fortune 500) CEO Jaime Dimon called prime mortgage performance “terrible” and suggested that losses connected to prime may triple. For the second quarter, the bank reported net charges of $104 million for prime rate delinquencies, more than double the $50 million recorded three months earlier.

The latest shoe

Prime loans are just the latest class of mortgages to suffer a spike in failure rates. The first lot to go bad was, of course, subprime mortgages, whose problems set the housing meltdown in motion. Next were the Alt-A loans, a class between prime and subprime loans that doesn’t require strict documentation of a borrower’s assets or income.

Now, as prime loans are added to the mix, the resulting foreclosures could haunt the housing market for a long time, according to Global Insight’s Patrick Newport.

“Home prices will drop for quite a while – maybe several years,” he said.

Prices are already off nearly 20% from their 2006 highs, according to the S&P/Case-Shiller Home Price index.

And there’s a strong inverse correlation between home prices and defaults, according to Lawrence Yun, chief economist for the National Association of Realtors.

“It’s a feedback loop,” he said. “Price declines lead to more defaults, which leads to more price declines.”

More foreclosures will add to an already massive oversupply of homes on the market. Inventories are up to about 11 month’s worth of sales at the current rate.

Indeed, about 2.8% of all homes for sale were vacant as of June 30, according to Census Bureau statistics. That’s up about 50% from three years ago, and near historic highs.

More foreclosures, fewer loans

The failure of prime mortgages will also make it more difficult for new borrowers to find affordable loans – and that will slow sales even more. Lending standards have been tightening for months, but if prime loans start to look risky, lenders will be even more conservative about who gets a mortgage.

About 60% of the loan officers surveyed reported that they tightened lending standards for prime mortgages during the first three months of 2008, according to the April 2008 Senior Loan Officer Opinion Survey on Bank Lending Practices from the Federal Reserve, which is released quarterly.

That number will likely be even higher for the second quarter, according to Mike Larson, a real estate analyst for Weiss Research. “It’s already harder and more expensive to get loans,” he said. “Lenders pull in their horns when things go south.”

While easy credit fueled the housing boom, restricted credit is certainly contributing to the bust.

“Eventually,” said Newport, “time will break the cycle. Pricing will drop enough to attract more buyers, and inventories will decline.”

But there will probably more hard times ahead before markets come back into balance and recovery begins. 

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Brought to you by:

ELYAC Realty Los Angeles Real Estate Agents Specializing in Foreclosure Homes for Sale, Home Loans, and Mortgage Brokers

310.562.0572

www.elyacrealty.com

ATTENTION: Realtors- Earn 40% referral fee for loans!

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Brought to you by:

ELYAC Realty Los Angeles Real Estate Agents Specializing in Foreclosure Homes for Sale, Home Loans, and Mortgage Brokers

310.562.0572

www.elyacrealty.com

Afraid you can’t refinance or that you’ll face foreclosure?

The Federal Housing Administration may be able to help

If you have an adjustable rate mortgage coming due or your interest rate is already too high, you owe it to yourself to look at the safe and affordable financing options provided by government-insured mortgages through the Federal Housing Administration (FHA). We provide mortgage insurance on loans made by FHA-approved lenders throughout the United States and its territories. FHA insures mortgages on single family, multifamily, manufactured homes and healthcare facilities.

Information about FHASecure

How can FHA help homeowners stay in their homes?
FHASecure gives homeowners with non-FHA adjustable rate mortgages (ARMs), current or delinquent and regardless of reset status, the ability to refinance into a FHA-insured mortgage. With FHASecure, the lender will not automatically disqualify you because you are delinquent on your loan, and the lender may offer you a second mortgage to make up the difference between the value of your property and what you owe.

Must I be delinquent in order to be eligible?
No. FHA encourages homeowners facing reset to refinance before they fall behind. But even if you do fall behind, you may be eligible.

How far behind can you be on a mortgage to qualify? What about more than 90 days?
There isn’t a limit on how far behind you can be on your mortgage or how many payments you’ve missed. Whether you’re current, one month behind or multiple payments behind, the amount you can refinance will depend on the value of your property and how much you owe and if the lender, or another eligible source, is willing to take back a second mortgage to help bridge the gap between what is owed and your home’s value.

I have an interest-only mortgage. Am I eligible for FHASecure?
Yes. If you are current on your mortgage, you are eligible for an FHASecure refinance; and if you are delinquent, the default must have been due to the payment shock of an interest rate reset or, in the case of an Option ARM, the “recasting” of the mortgage to fully amortizing.

What if I have a prepayment penalty and other refinancing costs and there isn’t enough equity in my home to refinance?
If you do not have sufficient equity in your home to add your prepayment penalty and/or other refinancing costs into your new FHA mortgage, then you should ask your lender to consider a second mortgage to pay the difference or a short payoff on your existing loan. Offering either of these options is at the discretion of the lender.

Are there any programs for people already in foreclosure?
It is possible that FHASecure may help homeowners already in foreclosure but each situation is unique and depends upon the value of your home and how much you owe, and if the lender is willing to offer a second mortgage. Homeowners facing foreclosure are strongly encouraged to talk with their lenders, possibly with the assistance of a HUD-approved housing counseling agency, to determine the best course of action. To find out if you qualify and what your options.

What if the average home price is above the FHA loan limit for my area? Are the FHA loan limits changing for this program?
FHA’s geographical loan limits and how much it can insure are established by law. Although the FHA-insured mortgage cannot exceed those loan limits, when a lender is willing to combine a first and second mortgage, the amount of the second could exceed the maximum loan limit for your area.

Does it matter that the value of my home is now less than what I still owe?
Not to FHA, but the mortgage lender considering the refinance would have to be willing to accept a short payoff on the existing loan OR to hold a second mortgage to make up the difference needed to pay off the existing mortgage and the home’s value.

Why should I consider refinancing into a FHA-insured mortgage?
FHA-insured mortgages do not come with prepayment penalties, have no teaser rates nor balloon payments. They are offered at market rate with terms up to 30 years and are fully amortized, meaning that you pay towards principal and interest every month.

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Brought to you by:

ELYAC Realty Los Angeles Real Estate Agents Specializing in Foreclosure Homes for Sale, Home Loans, and Mortgage Brokers

310.562.0572

www.elyacrealty.com

U.S. Home Sales Increased 3.1% in July

Home Sales Increased 3.1% in July

By MICHAEL M. GRYNBAUM

Published: August 26, 2008

More Americans waded into the housing market last month, lured by falling prices that helped send sales to their highest level since February.

At least a third of properties bought in July involved foreclosed homes snapped up at bargain-basement prices or homes sold at a loss by owners who had no alternative, according to the private National Association of Realtors.

These so-called distressed sales helped depress home values across the country, feeding into a downdraft that is making it increasingly difficult for many Americans to sell their homes for more than they paid.

Prices of previously owned homes were 7.1 percent lower in July than a year earlier, the association reported on Monday, with the median value falling to $212,400, from $215,100 in June.

And there were signs that prices would continue to spiral downward for months to come. The number of homes and apartments for sale jumped 3.9 percent in July, adding to the supply glut that has bedeviled the housing market for months.

Sales of previously owned homes, which make up most of the nation’s housing supply, rose 3.1 percent in July, the biggest monthly increase since February 2007. Sales are running at a seasonally adjusted annual rate of five million units, the fastest in five months.

The figures suggested to some economists that the bulk of the decline in home sales had already occurred.

“Sales are down substantially from the peak, and they seem to be bouncing around what looks like a bottom,” said Robert Barbera, chief economist at the research and trading firm ITG.

“The concern a lot of us have is, relative to last year, a large number of transactions involve houses that have been foreclosed on,” Mr. Barbera said.

“It’s cold comfort to know that the banks are succeeding on selling their houses at prices that are pretty breathtaking,” he said, referring to banks that have repossessed foreclosed homes from owners who could not pay their mortgages.

Indeed, a big portion of those sales – 33 percent to 40 percent – stemmed from properties where owners were forced to sell at a loss, the association said. For many owners, desperation appeared to be driving sales, which means prices are not likely to rise anytime soon.

A year ago, sales of distressed properties made up less than 10 percent of total sales, said Lawrence Yun, chief economist of the association.

Distressed sales once accounted for so few transactions that economists for the association did not even measure them as a separate category until this year. But in July, the sales made up their largest percentage to date.

“In places like California or Florida, many of the homes that are listed for sale can be classified as distressed,” Mr. Yun said.

And many Americans may be waiting for prices to drop even further. The wave of foreclosures, coupled with tighter lending standards, has scared off many would-be purchasers from the market, which has entered its worst slump in decades.

“There is still a considerable distance to travel before prices sink to levels necessary to balance supply and demand in the housing market,” Joshua Shapiro, chief domestic economist at the research firm MFR, wrote in a note.

Sales last month were 13.2 percent below the 5.76 million annual pace in July 2007.

Demand may be slightly higher for condominiums and co-op apartments, sales of which rose 3.4 percent in July. Sales of previously owned single-family homes were up 3.1 percent for the month.

Apartment prices also fared slightly better, declining 2.7 percent from a year ago. The median price fell to $223,400, from $225,900 in June.

In the West, sales were actually higher than they were a year ago, making it the only region in the country with an annual increase. Western sales rose 9.7 percent in July; they were up 5.9 percent in the Northeast, 0.9 percent in the Midwest, and declined 0.5 percent in the South.

At the current sales rate, it would take 11.2 months to work off the entire supply of previously owned homes on the market.

On Tuesday, Standard & Poor’s will release its Case-Shiller home price index for June, considered the most reliable indicator of the nation’s home values. The Commerce Department will also release figures for sales of newly constructed homes in July.

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Brought to you by:

ELYAC Realty Los Angeles Real Estate Agents Specializing in Foreclosure Homes for Sale, Home Loans, and Mortgage Brokers

310.562.0572

www.elyacrealty.com

Islamic and Shari’a compliant financing

Shari’a compliant financing, distinct from other industry sectors, requires specific legal expertise and established professional relationships with key actors. Although already a multi-billion dollar industry with an impressive annual growth margin, Shari’a compliant financial experts are few and far between – particularly in the United States. CM Capital Alliance was among the first American firms to identify its potential and comprehensively offer Shari’a compliant financial services stateside. CMCA is a pioneer with regard to brokering Shari’a compliant investment financing for not only Shari’a observant clientele, but also secular clients. CMCA has a demonstrated record of facilitating relationships between our clients and domestic and foreign-based Shari’a compliant real-estate financiers. Therefore, our unique status within the Shari’a finance world allows us to procure our clients the best possible Shari’a compliant rates.

Our Host of Shari’a Compliant Financial Services Includes:

• Facilitating financing package procurement ranging from $500,000 to $50 Million and above, per transaction
• Knowledgeably coordinate Shari’a compliant refinancing and cash-out transactions for existing commercial properties
• Professional service emphasized by integrity and customer-service, which are among Shari’a compliant finance’s principal hallmarks

At CMCA, we pride ourselves on our distinguished record of achievement in the area of Shari’a compliant finance. As one of the sector’s pioneers, it is our commitment to spearhead Shari’a compliant finance’s continual growth in the United States for the benefit of our clients. In addition to providing conventional debt & equity placement, it is our objective to provide the optimal investment strategies both in the conventional and Shari’a compliant financial markets.

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Brought to you by:

ELYAC Realty Los Angeles Real Estate Agents Specializing in Foreclosure Homes for Sale, Home Loans, and Mortgage Brokers

310.562.0572

www.elyacrealty.com

Home Sales Increase, and So Do Inventories

August 26, 2008

By MICHAEL M. GRYNBAUM

Home sales perked up in July, a respite for the housing slump, as falling prices appeared to lure more buyers into the market.

But the number of homes for sale increased significantly as well, which could push prices down even further. While lower prices could spur sales, they also cut into homeowners’ equity and household worth.

Sales of previously owned homes, which make up most of the nation’s housing supply, rose 3.1 percent last month, making July the best month for sales since February 2007. Economists had expected an increase of 1.2 percent. Still, sales in July were 13.2 percent lower than the 5.76 million annual pace in July a year ago.

Sales are running at a seasonally adjusted annual rate of 5 million units, a private trade group, the National Association of Realtors, said on Monday. That is the fastest pace in five months.

“Hard to avoid the conclusion that sales have bottomed out,” Ian Shepherdson of High Frequency Economics wrote in a note. A wave of foreclosures and tighter lending standards had scared off many would-be purchasers from the market, which has entered its worst slump since the Great Depression.

But another factor hindering sales has been a prevailing sense among Americans that prices could drop even further. Monday’s report added more evidence that this could be the case.

Inventories rose 3.9 percent in July, led by a significant jump in the number of apartments for sale. The supply of single-family homes declined, an encouraging sign for the values of those homes.

“Inventories are very high relative to sales rates, and would probably be even more so if all those wishing to sell their home actually had the house on the market instead of pulling it off in the face of weak demand and eroding prices,” Joshua Shapiro, chief domestic economist at the research firm MFR, wrote in a note.

“There is still a considerable distance to travel before prices sink to levels necessary to balance supply and demand in the housing market,” he wrote.

The median price for a previously owned home fell in July to $212,400 from $215,100 in June. Last month’s price was 7.1 percent below the level in July 2007.

Apartment prices fared slightly better, declining 2.7 percent from a year ago. Demand may be slightly higher for condominiums and co-op apartments, sales of which rose 3.4 percent in July. Sales of previously owned single-family homes were up 3.1 percent for the month.

In Western states, sales were actually higher than they were a year ago, the only region in the country to see an annual increase. Western sales rose 9.7 percent in July; they were up 5.9 percent in the Northeast, rose 0.9 percent in the Midwest and declined 0.5 percent in the South.

At the current sales rate, it would take 11.2 months to work off the entire supply of homes on the market.

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Brought to you by:

ELYAC Realty Los Angeles Real Estate Agents Specializing in Foreclosure Homes for Sale, Home Loans, and Mortgage Brokers

310.562.0572

www.elyacrealty.com

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ELYAC Realty- Los Angeles Real Estate Agents specilizing in Foreclosure Homes for Sale- www.elyacrealty.com | 310.562.0572

ELYAC Realty shows you how to do SEO (search engine optimization)

Here is the sample for: ELYAC Realty Los Angeles Real Estate Agents- www.elyacrealty.com:

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http://elyacrealty.com/losangelesrealestateagents/

After optimizing your web site for several keywords, you can submit your web site to search
engines and Internet directories. Although search engine submission is not as important as it was
(many search engines will find your web site through links on other sites), it can still help you to
get your web site listed faster.

4. Get links from other web sites and make sure that these links contain your keywords-

http://elyacrealty.com/losangelesrealestateagents/

Links from other web sites are extremely important if you want to have high search engine
rankings. They are so important that we added an additional manual to IBP that just deals with
inbound links. Your web site must have good incoming links to get high search engine rankings.
High search

ELYAC Realty Los Angeles Real Estate Agents, Home Loans, Mortgage Brokers

310.562.0572

www.elyacrealty.com

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ELYAC Realty- Full Serivces for FSBOs (MLS & Marketing)

Los Angeles Real Estate MLS Services for FSBO’s

Here at ELYAC Realty, we understand that some home owners want to represent themselves in the home selling process.  While we think all home sellers should have the best possible knowledge and representation, we also cater to those who want to do the leg work themselves.  We also want to help the FSBO’s achieve maximum exposure in order to achieve the highest price for their homes. This is why we offer the $999 FSBO MLS Marketing Package. This package includes:

Los Angeles Real Estate MLS Marketing Plan- Yearly fee of $999 per home

1. 1. Home sellers who wish to do their own legwork can keep all of the commission offered to the sellers agent
   2. We will provide you with color marketing brochures to leave inside or outside your home.
   3. We will list your home in the Multiple Listing Service (MLS), for a period of up to one year or until your house gets sold, which ever comes first, insuring that your home will sell.
   4. You will be responsible of taking your photos and submitting them to us so we can add them to MLS and Realtor.com.
   5. You will be allowed up to 20 photos on the MLS and Realtor.com
   6. We will submit your home to all the following web sites FREE OF CHARGE: Realtor.com, Homeseekers.com, latimes.com, homes.com, listinglink.com, classifiedventures.com, HomeScape.com, OCRegister.com, OCRealEstateFinder.com, MyOC.com, AOL (Real Estate) aol.com, HouseandHome.msn.com, ca.realtor.com, Compuserve.com, DigitalCity.com, Excite.com, WorldProperties.com, Homes.WSJ.com, NBC4.tv, Netscape.com, Monstermoving.com, iwon.com, socalhomesite.com, dailynews.com/homes, dailybulletine.com/homes, redlandsdailyfacts.com/homes, pasadenastarnews.com/homes, presstelegram.com/homes, sgvtribune.com/homes, sbsun.com/homes, whittierdailynews.com/homes and elyacrealty.com. In addition, your home will be shown on many other personal agent web sites supported by a national real estate web hosting service.

ELYAC Realty

www.elyacrealty.com

310.562.0572.

ELYAC Realty | California Foreclosure Home Specialist foreclosures – 310.562.0572

ELYAC Realty | California Foreclosure Home Specialist foreclosures – 310.562.0572

There are many deals to be had it Southern California.  Whether you are looking for condos or homes, you need a real estate company that knows how to find these “gems” and how to negotiate the best possible price for you.  Our agents specialize in getting our buyers the best prices because each agent has over 10 years of real estate experience.

We have weathered the storm when everyone has closed shop.  Call us today and let us help put you in the best home at the best deal.  ELYAC Realty, www.elyacrealty.com, 310.562.0572.

We cover All of Southern California, from Los Angeles, to Newport Beach, to Orange County, to San Diego.  Call us today!