Presentation on theme: "Last Revision: 10/1/07 FHASecure Presented by: US Department of Housing and Urban Development (HUD)"— Presentation transcript:
Last Revision: 10/1/07 FHASecure Presented by: US Department of Housing and Urban Development (HUD)
2 General Assist borrowers currently in a conventional ARM loan Delinquent Result of the ARM reset Must meet all eligibility criteria for FHASecure Combined loans may exceed CLTV and maximum mortgage limits Not Delinquent Combined loans may exceed CLTV and maximum mortgage limits Must meet regular No-Cash-Out (NCO) refinance criteria
3 General (contd) Program available until December 31, 2008 (Mortgagee Letter ) Any FHA lender can originate Fixed rate loans are NOT eligible. This includes Interest- only, as well as mortgages with buydown features incorporated into the interest rate or payment options. May be refinanced to an ARM loan (one-year or hybrid) A second mortgage may be taken at the time of closing for the amount not eligible for inclusion in the FHA insured first mortgage. FAQs can be accessed at
4 BENEFITS Helps borrowers stay in their homes and preserves communities Could assist nearly 80,000 additional borrowers Permits an opportunity for borrowers to refinance into a prime-rate FHA insured mortgage Help lenders avoid foreclosure expenses No CLTV limit or seasoning requirement for purchase money seconds
5 Eligibility Single-Family (1-4 units) Owner-occupied, principal residence Must meet FHA underwriting criteria for new loan Current FHA geographical maximum mortgage limits apply (for FHA-insured first mortgage) Current FHA maximum loan-to-value limits apply May cover existing first lien, purchase money second, closing costs, prepaid expenses, discount points, late charges, arrearages, foreclosure expenses, and other costs
6 Eligibility - Delinquent Non FHA-ARM that has reset Must be currently delinquent Delinquency resulted from reset The previous consecutive 6 months of payments, prior to the reset, was made within the month due Must have sufficient equity in home OR Lender can take a 2 nd mortgage for amount not included in FHA-insured first mortgage OR Current lender agrees to write off the amount not eligible for inclusion in FHA-insured mortgage.
7 Eligibility – Not Delinquent Can assist borrowers who are current on their mortgage, but are either facing an ARM reset or have already had an ARM reset Underwritten the same as a regular No-Cash-Out (NCO) refinance, with the following considerations Combined loans may exceed the CLTV and maximum mortgage limits 2 nd liens do not have to be seasoned for one year, and additional mortgage calculation is not required 2 nd liens may be subordinated without consideration of CLTV Delinquent/derogatory debts resulting from the borrower choosing to pay the mortgage instead of other obligations
8 Underwriting FHASecure does NOT modify or waive FHA underwriting guidelines and requirements Basic eligibility (owner-occupancy, SSN, CAIVRS, LDP, GSA, etc.) Willingness: Credit history analysis, including explanations and/or documentation EXAMPLE: A borrower has insufficient income to pay the increased mortgage amount after the reset, along with other debts. They chose to pay the mortgage, resulting in other debts becoming delinquent. If the derogatory items can be documented as resulting from the reset, that should not inhibit an approval of a regular NCO refinance.
9 Underwriting (contd) Income/Employment Ability – best indicated by ratios (if exceeded, may use valid and sufficient compensating factors) Stability – two years employment history and expectation income level will continue for first 3 years of the loan Note: If 2 nd mortgage payments are required within first 36 months, must include in ratios. Assets (if required for closing) The lender must specify in the Remarks section of the HUD WS how they determined that the reset resulted in the delinquency
10 Underwriting (Cont.d) Lenders may use TOTAL Scorecard, but are reminded that manual underwriting is required if a Refer result is received Documentation Standard FHA refinance loan documentation Evidence of the ARM reset (Delinquent and, as applicable, Not Delinquent loans) Payment history showing that, prior to reset, the borrower made the previous 6 months of mortgage payments within the month due (Delinquent loans only)
11 Lender Responsibilities Encourage borrowers to seek advice on tax consequences of debt write-off Ensure accurate property valuations in declining markets Refrain from soliciting homeowners to cease making mortgage payments in order to qualify for FHASecure
12 Contact Information FHA Resource Center CALL FHA ( ) HUD-Approved Housing Counseling Agencies HUDs Loss Mitigation Center Lender Approval and Recertification Division Voice Mail: HUD Web Site