fha streamline refinance training - home - jaime ... · pdf filedesktop underwriter is a...

Desktop Underwriter is a registered trademark of Fannie Mae. Loan Prospector is a registered trademark of Freddie Mac. This presentation isa summary and is not complete. This information is for mortgage professionals only and should not be distributed to or used by consumers orother third-parties. Information is accurate as of the date shown below and is subject to change without notice. 08/14/2012

FHA Streamline Refinance

Training

Offered through

First Mortgage Corporation

Agenda

� Purpose of Training

� FHA Streamline Refinance Program� Purpose of the Program

� Program Guidelines

� Origination Process Flow

� Pricing

� Resources

� FMC Support

First Mortgage Corporation has been around since

1975. Since then, FMC has been opening doors to the

American Dream. It’s all we do and we do it well.

Discover today why First Mortgage Corporation is

your First Time Home Buyer and Down Payment

Assistance Headquarters!

Program Highlights

Purpose of the FHA Streamline

What is FHA Streamline Refinance?

� FHA Streamline Refinances are FHA-to-FHA rate & term refinances designed to reduce the borrower’s principal and interest payment.

� FHA offers the following types of processing:

� Streamline with an appraisal

� Streamline withOUT an appraisal

� Credit qualifying Streamline

� NO credit qualifying Streamline

� The FHA Streamline refinance option is only available to FHA customers, who have demonstrated the ability to repay their mortgage, and have verified their income and assets as part of their original loan.� As a result, these borrowers may qualify to refinance without re-verifying their:

o Income (Verbal VOE only)

o Assets (only enough for funds to close if necessary)

o Credit Rating (Unless doing full credit qualify)

Purpose & General Requirements

Purpose To lower the monthly P&I on a current FHA-insured mortgage.

Basic

Guidelines

� The mortgage must already be a 203(b) FHA-insured mortgage

� At time of application, the borrower must have made at least 6 payments on the

FHA-insured mortgage being refinanced

� Borrower’s must be current on the loan being refinanced for the month due

PRIOR to the closing month

� For mortgage histories < 12 months, all payments must be made within the

month due

� For mortgage histories > 12 months, no more than 1x30 late in the preceding 12

months; 0x30 in the previous 3 months from date of application

� Cash back to the borrower is not allowed

� Exception – minor adjustments at closing and may not exceed $500

� Occupancy of Former Investment Property < 12 months prior to loan

application date is NOT ALLOWED as a Streamline Refinance; must be done as

R&T to max 85% LTV

Net Tangible Benefit

Topic Description

Net Tangible

Benefit –

Streamline

Refinances

Calculation of Net Tangible Benefit is based on the Principal and

Interest (P&I) and Mortgage Insurance Premium (MIP)

� No longer includes Taxes and Insurance

Net tangible benefit to the borrower is defined as:

� A 5% reduction to the P&I of the mortgage payment PLUS the

Annual MIP

OR

� Refinance from an ARM to a fixed mortgage

Note: � Reducing term of the loan in itself is NOT a tangible benefit.

� When refinancing to a HYBRID ARM, it may be considered a fixed rate

mortgage

*** See table on next page for clarification ***

Net Tangible Benefit

Net Tangible Benefit cont’d…

Topic Description

Certifications &

Verifications –

Streamline

Refinances

� FHA allows the use of the abbreviated version of the URLA on

NON-CREDIT QUALIFYING refinances ONLY� Sections VI, V, VI, VIII(a) – VIII(k) are left blank

� Assets – Must complete assets section ONLY if assets are needed

to close� List on 1003 and provide verification of seasoned assets

� Additional changes:� Borrower must be current on mortgage being refinanced

� 12 month mortgage history required with NO 30-day late

� NO fico score required; if provided, must be entered into FHA

Connection and/or may result in counter to full credit qualify

� Up to 60 days of interest can be included in the payoff at closing

Net Tangible Benefit cont’d…

Topic Description

Certifications &

Verifications –

Streamline

Refinances

FMC OVERLAYS

� For FMC serviced loans, we will allow the use of the abbreviated

version as stated above.

� For non-FMC serviced loans, we require Form 12122L 06/2011

which is a Certification of Employment addendum just to verify

borrower is employed. � This is done by an FMC employee Prior to Docs

� Borrower employment information is required on 1003

� AVM’s are NO LONGER REQUIRED – effective April 1, 2012

� Property Inspections still required for occupancy• Provide utility bills on ALL Streamline Refinance transactions

� Property must be occupied; vacant properties are not allowed

Additional Guidelines

Topic Description

Additional

Guidelines• In instances where there is a subordinate lien, the entire secondary

lien amount must be included for the calculation of the CLTV.

o For closed end seconds the balance is used

o For HELOCs, the full line amount must be considered for maximum

financing.

• FHA has implemented other changes to non-credit qualifying

streamline refinance transactions such as a 6 month seasoning

requirement to offset additional risk.

o At least six payments must have been made by the due date as well as

210 days passed from the closing date of the mortgage to meet the

minimum non-qualifying streamline refinance requirements.

• Note that an appraisal may no longer be obtained in order to finance

additional costs incurred with a non-credit qualifying streamline

refinance.

o The current loan balance may only be increased by the new MIP.

o Both an appraisal and full credit qualifying will be required to increase

the loan balance to include closing costs or prepaid items.

Additional Guidelines

Topic Description

Use of TOTAL

Scorecard –

Streamline

Refinances

� DO NOT use TOTAL Scorecard or DU on Streamline Refinances

� If you do, DO NOT enter “ZFHA” as the underwriter in FHA Connection

� Use DE underwriter designation; FMC DE underwriter must use

his/her CHUMS identification number

Maximum

insurable

amount – Non-

Credit

Qualifying

Streamline

Refinances

� An Appraisal may no longer be obtained to finance additional

costs into the new loan, beyond the sum of the outstanding

principal balance plus new Up-Front MIP.� Current loan may only be increased by the new MIP

� No Credit Qualifying Streamlines� Cannot add closing costs, discount items, prepaid items, or other

financing costs to the new loan balance

� Full Credit Qualifying Streamlines� Can increase insurable amount beyond outstanding principal balance

plus new UFMIP

SUMMARY

Basic UW Guidelines

Minimum

Credit Score

� Program 07: None – follow 4155.1 Chapter 6 Section C & ML 2009-32

� Program FM: Minimum 640 – A credit report must be pulled and used only to

validate the credit score on FHA non-credit qualifying Streamline transactions

Credit Score � FMC does not require a credit report, except for credit qualifying streamlines

� If a credit report was pulled, available credit scores must be entered in FHA

Connection. If more than one score is available, you must enter all available

credit scores

Total

Scorecard

� It is recommended NOT to use TOTAL on Streamline refinance transactions.

� If TOTAL Scorecard is used, the loan must be underwritten and closed as a rate

& term (no cash out) refinance transaction

Max CLTV � If subordinate financing is to remain in place, the maximum CLTV allowed is

125%

� For Streamline refinance transactions WITHOUT an appraisal:

� CLTV is based on the original appraised value of the property.

� For Streamline refinance transactions WITH an appraisal:

� CLTV is based on the new appraised value

Basic UW Guidelines

Chapter 13 � Streamline transactions are not permissible while in a Chapter 13

Modifications � Loans with partial claims such or a Mortgage Modification is NOT ELIGIBLE

for an FHA Streamline refinance

Ineligible Transactions

Ineligible for Streamline Refinance

� Reducing the term of the mortgage

� Transactions that include a reduction in the mortgage term must be underwritten and closed as a rate & term refinance, and NOT as a Streamline refinance.

� Delinquent mortgages

� Delinquent mortgages are NOT eligible for Streamline refinancing until the loan is brought current.







NO Credit Qualifying Credit Qualifying

‘NO Credit Qualifying’ Streamlines

� A borrower is eligible for a Streamline Refinance without credit qualifying if:

• He/She has owned the property for at least 6 months, and,

• The previous borrower(s) received a release of liability at the time of the assumption

• Applies to mortgages that do not contain restrictions limiting assumptions only to creditworthy borrowers.

� A Mortgage/Credit only supplement is acceptable to document mortgage history.

� A full tri-merge credit report is not required and should not be in the file.

� These transactions must be manually underwritten.

� Submission through an AU system (LSC/DU/LP) is prohibited and will result in “Full Credit Qualify” or ineligible with some investors.

� Program Codes:

� Use program ending with …07

� Program ….FM: A minimum 640 credit score applies and may use a credit supplement to document the credit score only.

‘Credit Qualifying’ Streamlines

� Credit qualifying must be considered when:

1. A change in the mortgage term will result in an increase in the mortgage payment by more than 20%

2. When deletion of a borrower(s) will trigger the due-on-sale clause

3. Following the assumption of a mortgage that

� Occurred less than 6 months previously, and

� Does not contain restrictions (i.e. the due-on-sale clause) limiting assumptions only to a creditworthy borrower(s)

4. Following an assumption of a mortgage that

� Occurred less than 6 months previously, and

� Did not trigger the transferability restriction (the due-on-sale clause) such as in a property transfer resulting from a divorce decree, or by devise or descent

Note: The use of a credit qualifying streamline refinance for situations in which the change in mortgage term will result in an increase in the mortgage payment is only permissible for:

• Owner Occupied primary residences

• 2nd home meeting HUD 4155.1 4.B.3, and

• Investment properties owned by government agencies and eligible nonprofit organizations

‘Credit Qualifying’ Streamlines Cont’d…

� The following documentation is needed to determine the borrower is an acceptable risk:

� Verify the borrower’s income and credit report

� Verify stable monthly income

� Provide a full/tri-merged credit report on all borrowers

� Compute the debt-to-income ratios

� Determine that the remaining borrower(s) will continue to make the mortgage payments

� Additional documentation may be needed as required by the DE underwriter







Appraisals

With / Without


WITHOUT an Appraisal

Streamline refinance WITHOUT appraisal

• Maximum insurable mortgage amount cannot exceed:

• The outstanding principal balance

• minus the applicable refund of UFMIP

• plus the new UFMIP that will be charged on the refinance

• Calculation above applies only to owner occupied properties.

• Non-owner occupant properties regardless of how it was originally acquired may only be refinanced for the outstanding principal balance.


WITHOUT an Appraisal

Maximum CLTV (4155.1 3.C.2.f)

� If there is an existing subordinate lien on the property, such as a HELOC, the entire lien must be subordinated at refinance.

� For the calculation of the CLTV ratio, use the maximum accessible credit limit of the existing subordinate lien.

� If subordinate financing remains in place, the� Maximum CLTV is 125%, based on the original appraised value of the

property per ML 2009-32

Mortgage Term (4155.1 3.C.2.b)

� Mortgage term is the lesser of• 30 years, or• The remaining term of the mortgage plus 12 years

Appraisal

� At the time the case number is assigned, the “original value” must be obtained from FHA Connection or ECHO systems for a Streamline Refinance without an appraisal. If FHA does not provide the “original value” then the LTV ratio must be considered to be less than 90% for the purpose of determining the term of the annual premium.

2nd Homes & NOO Properties (4155.1 3.C.2.e)

� 2nd Homes and NOO properties may only be refinanced without an appraisal.


WITH an Appraisal

Streamline refinance WITH appraisal (FULL Credit Qualifying ONLY)

This program is used when the borrower has built up equity through an increase in theappraised value and needs to roll in closing costs and prepaids.

• Maximum loan amount is the lesser of (ML 2009-32):

• The existing principal balance• may include interest charged by the servicing lender when the payoff is not

received on the 1st day of the month, but• may not include delinquent interest, late charges or escrow shortages

• minus the applicable refund of UFMIP

• plus closing costs, prepaid items to establish the escrow account and the new UFMIP that will be charge on the refinance

OR

• 97.75% of the appraised value of the property

• plus the new UFMIP that will be charged on the refinance


WITH an Appraisal

� Closing costs and prepaids can be rolled into the loan amount (FULL Credit qualifying only)

� Prepaid expenses may include� Per diem interest to the end of the month on the new loan� Hazard insurance premium deposits� Monthly mortgage insurance premiums, and� Any real estate tax deposits needed to establish the escrow

account

� Discount points may not be included in the new mortgage. If the borrower has agreed to pay discount points, verify the borrower has the assets to pay them along with any other financing costs not included in the new mortgage amount)







Maximum Insurable Loan Amount

Payoff Calculation

Sample Calculator

Maximum Insurable Amount

Streamline Refinance Without an Appraisal (Full Credit or No Credit qualify), AND

With an appraisal (full credit qualify only to roll in closing costs)

NEW - Payoff Calculation

Items that can be included in a Streamline Refinance are:

� The existing unpaid principal balance

� Interest charged by the servicing lender when the payoff is not received on the 1st day of the month

Items that cannot be included in a Streamline Refinance are:

o Delinquent Interest

o Late Charges

o Escrow shortages

o Fax fees or other miscellaneous fees shown on the payoff

o Any other debt including seasoned subordinate liens or money due an ex-spouse (these should be processed through a regular refinance)







Cash Back

Adding Deleting Borrowers

Manufactured Homes

Ineligible Transactions

Other Important Things to Remember

Cash Back

� The borrower can not receive more than $500 cash back on any type of Streamline Refinance

� The borrower can receive cash back above $500 if the exact amount of the coverage is a refund of the mortgage fee paid in advance of closing such as an appraisal fee; documentation is needed to support the borrower paid the fee from his/her own funds

Adding or Deleting Borrowers

Individuals may be ADDED to title without

� A credit worthiness review, AND� Triggering the due-on-sale clause

Individuals may be DELETED from title, only

� When deletion of a borrower(s) will trigger the due-on-sale clause

� When…� An assumption of a mortgage not containing a due-on-sale clause occurred more

than 6 months previously, and� The assumptor can document that he/she has made the mortgage payments during

this interim period, OR

� Following an assumption of a mortgage in which…� The transferability restriction (due-on-sale clause) was not triggered, such as in a

property transfer resulting from a divorce decree, by devise or descent� The assumption or quit-claim of interest occurred more than 6 months previously,

and� The remaining owner-occupant can demonstrate that he/she has made the

mortgage payments during this time

Adding / Deleting Borrowers cont’d…

Adding / Deleting Borrowers cont’d…

� Must always be same borrowers as original FHA loan

� Only exceptions are in cases of death or divorce

� Divorce

� Remaining spouse must have been on title by themselves for at least 6 months

� Provide a copy of the final Divorce Decree

� Provide 6 months cancelled checks proving they’ve been making the payments on their own

� Death

� We must have an original death certificate at doc signing.

� In a case where Mom and Dad were co-borrowers with son or daughter and now want off the loan, a few rules must be observed.

� Son or Daughter must income and credit qualify. A fully completed, standard1003/URLA will be required for this scenario, along with applicable incomedocumentation (pay stubs, 2 years W2’s, etc.)

Manufactured Homes

FHA Streamlines – Manufactured Homes

� No appraisal required with one year seasoning and satisfactory payments for the 12 months prior.

� An appraisal is required if less than one year seasoning to a max 90% Maximum LTV/CLTV

� Maximum 5 acres

� No flood zones

� Non-occupying co-borrower not allowed

� Credit supplement with most recent 12 months paid as agreed

� No late pays

Other Information

No Cost Refinances� No cost refinances, in which the lender charges a premium interest rate to

defray borrower’s closing costs and/or prepaid items, are permitted

Withdrawn Condominium Approvals� If approval of a condominium project has been withdrawn, FHA will insure only

Streamline refinances WITHOUT appraisals for that condominium project

Seven Unit Exemptions� An eligible investor that has a financial interest in more than seven rental units

may only refinance WITHOUT appraisals

203(k) Loans� All 203(k) funds must have been disbursed

Buy-down Loans� All funds must be used or applied to principal balance at time of pay-off

Sample steps…

The following steps ARE required for streamline refinances

� A copy of the original note should be obtained to verify the new loan will have the same borrowers

� LDP/GSA lists must be checked to verify all parties associated with the transaction are not listed. A CAIVRS is not required.

� A streamline authorization number must be obtained from FHA Connection (if credit scores are available, they must be entered in FHA Connection)

� Verify that the loan is current at time of closing

� Obtain a 12 month mortgage payment history� Mortgages < 12 month history, the borrower must have made all the mortgage

payments within the month due; the credit report must reflect 0x30 for all payments

� Mortgages 12 month history or greater, the borrower must have 0x30x12 and made all mortgage payments within the month due for the 3 months prior to the date of application

� The URLA and HUD addendum to the URLA should be signed by the borrower as part of the application.

Additional Information

� We require that the current month’s payment be made prior to funding, and not brought to escrow

� Any large deposits on bank statements/vod’s have to be sourced

� Borrower’s with pension/retirement income must provide award letter

� We will not give the borrower any impound credit shown on the demand as credit towards pay off.

o If the demand shows an impound credit, we will require a revised demand without the impound credit.

o Any credit from the borrower’s existing impound account must be refunded to the borrower via check by the existing lien holder in the form of a check; a credit to the loan amount will not be allowed at closing

o Exception allowed for FMC serviced loans

� Streamline Refinance Transactions for outside payoff’s will require a utility bill in the file at the time of underwriting and an inspection prior to funding

� FMC has amended the Insurance Policy Requirements on refinance transactions to allow for a letter from the current insurance carrier in the event that the coverage is sufficient for our transaction

Hot Buttons

� New demand requires return to UW.

� We cannot resolve a loan amount error with a principle reduction; FHA frowns upon principal reductions.

� Fund your Streamlines early in the month before the borrowers payment is processed.

� Trying to fund at month end on Streamlines is not working well. It is bottlenecking at funding and causing delays in both underwriting and funding at month end.

� The borrower will be refunded any over-payment after pay off by the lender.







Originating an

FHA Streamline Loan

Origination Process

Option 2: Direct Consumer Marketing (DCR)

(No Cost Streamline Refinance)

Option 1: Branch Level

(Regular FHA Streamline Refinance)

There are two (2) Options available to originating FHA

Streamline Loans at First Mortgage:

FHA Streamline Origination Process

Option 1

Option 1: Regular FHA Streamline Refinances

� Handled at the Branch Level – origination, locking, communication

� Rates as published on the FMC rate sheet

� Sufficient income must be generated in order to cover all third-party costs/expenses and branch fees and yield at least one percent (1.0%) of income.

� Conditions and other processing requisites of FMC and HUD will be the responsibility of the originator, processor and branch.

� Commissions to the originator for these loans will be calculated and paid pursuant to the Employment Agreements and Compensation Addendums (as with all other in-house loans and products)

FHA Streamline Origination Process

Option 2

Option 2: Referral to Direct Consumer Marketing

� In the event an originator determines that a prospective FHA Streamline applicant requires an interest rate lower than that available on FMC’s retail rate sheet in order to yield a premium to cover third-party costs/expenses, branch fees and at least one percent (1.0%), the following information and supporting documentation is to be referred to FMC’s Direct Consumer Marketing (DCM) department:

� Contact the DCM department for submission procedures for FHA

Streamline NO-COST

Pricing an FHA Streamline

Important Cut-off Dates

Sample Forms

Streamline Resources







� Interest Rates for the FHA Streamline programs are available on Page 1 of the FMC rate sheet:

� For Retail: Go to the FMC website or contact Secondary Marketing

� For Wholesale: Contact your FMC Account Executive or go to your AE’s website for rates

Pricing FHA Streamline Refinance

Resources

• Mortgagee Letters:• ML 2011-11 for upcoming changes effective April 14, 2011

• Other Mortgagee letters, go to the HUD website

• Handbooks, go to the HUD website

• For information on U.S. Department of Housing and Urban Development, visit: https://www.hud.gov/https://www.hud.gov/ -

• For area median home prices: https://entp.hud.gov/idapp/html/hicostlook.cfm

• Forms:• 92900-ws Mortgage Credit Analysis Worksheet

• FHA Stacking Order

• FHA Streamline No Cost Form

• FHA Streamline Employment and Income Certification

WEB SITE

Go to our FMC websites

for:

1. RATE SHEET

2. TRAINING

MATERIALS

3. GUIDELINES

4. FORMS

5. CALCULATORS

6. TOOLS

7. MARKETING

TRAININGS

• First Mortgage offers

FREE Weekly ONLINE

Trainings

• See September Training

Schedule coming up…

• August 2012 Trainings:

• FHA 203(k) Training

8/10 @ 10am PST

• FHA Streamline

Training 8/14 @ 10am

PST

• FMC Locking System

Training 8/16 @ 10am

PST

• USDA Training 8/17 @

10am PST (FMC

Employees ONLY)

SUPPORT

Retail:

Contact Loan Help

Wholesale:

Contact your A/E

For help with your:

• Scenarios

• Pricing

• Program

Guidelines

• Loan

Submissions

• Fees

On behalf of First Mortgage, we thank you

for joining our training today and hope the

information provided was informative and

will help you… Build Your Business!

• The main purpose of First Mortgage Corporation’s (FMC) training documents is to assist real estate and mortgage

professionals in developing entry-level competence with loan programs.

• While FMC staff, employees, contractors and contributors take care to ensure the accuracy of the content of training

documents, FMC makes no warranties as to the accuracy of the information contained within these materials.

Furthermore, every user of this material uses it understanding that he or she must still conduct his or her own

original legal research, analysis and drafting. In addition, every user must refer to the relevant legislation, case law,

administrative guidelines, rules and other primary sources.

• FMC specifically disclaims any liability for any loss or damage any user may suffer as a result of information contained

within this training material.

• While the information contained in FMC’s training material addresses guidelines and issues surrounding mortgage

programs, these materials do not constitute legal advice. All non-legal professionals are urged to seek legal advice

from a lawyer.

fha streamline refinance training - home - jaime ... · pdf filedesktop underwriter is a...

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