Posts Tagged ‘HELOC’

Home Loan Modifications: Should You Refinance Your House?

Monday, March 2nd, 2009

Home loan modifications are not for most with debt

Someone who has non-mortgage debt should in general avoid home loan modifications like refinancing. This is because several months of payments after home loan modifications are complete, even if at favorable terms, are required in order to clear the initial refinancing costs to make it financially worth the while. However, if one has strong income security in spite of outstanding non-mortgage debt and excellent personal discipline, then cashing out a sliver of their home equity to pay down high interest debt may be acceptable. This is qualified advice since a strong correlation between cashing out home equity and getting deeper into non-housing debt has been identified.

If you have an ARM (adjustable rate mortgage)

Refinancing into a fixed-rate mortgage might be a smart move, although you need to make that decision based on your own assessment of financial security, including income security. This is because you need additional tenure in your home, which can be on the order of several years, before home loan modifications become worth the initial cost. The upside to switching into a fixed-rate mortgage is monthly payment certainty compared to variable rate plans, and more certainty means less risk – a major benefit for someone with debt, even if the fixed rate option is at a slightly higher interest rate than the ARM. Also, consider doing a point-roll into the mortgage. In short, look at costs relative to savings to calculate the payback associated with home loan modifications.

If you have 20% or more equity in your home

Home loan modifications are opportunities to contact your lender and make sure that they have eliminated private mortgage insurance (PMI) from your housing debt contract once you reach a level of 20% equity. This should help lower your monthly payments. Any freed up funds should be applied directly to your debt elimination payments, while providing for certainty of your monthly mortgage payments at a fixed rate.

Paying one-time costs that are either large or unexpected

If you have a choice between paying on your credit card or using funds from home loan modifications like a refinancing scheme, the interest rate and other terms attached to the bank mortgage loan from a mortgage contract are likely to be much more favorable than those of a credit card, despite the convenience of just swiping the plastic. Though there are better strategies for obtaining a college education than paying expensive tuition bills that one cannot afford, if one is committed to covering a tuition bill, then consider using a refinancing scheme to obtain the funds at a cost lower than a credit card or other private loan. Likewise for large, emergency medical expenses: it is better to cover these with funding through lower interest mortgage debt than that obtained through a credit card.
  
To sum up, in general, one should not refinance when in debt because of the risks associated with getting deeper into the red. The most important thing to keep in mind is that while home loan modifications like refinancing look (and are) favorable from a mathematical standpoint, homes should not be viewed as piggy banks. Avoid putting the house at risk, and cashing out equity to pay down high interest debt is not the same as saving income. Most with debt should view cashing out home equity as a last resort option. The DebtGoal product helps one gain a strong handle by automating the debt elimination process in a way that is easy to understand. 
  

Raj Patel writes for DebtGoal.com, a do-it-yourself system for getting out of debt and lowering your interest costs.  DebtGoal.com incorporates all of the techniques discussed in this post and can help users understand and get visibility to and manage their debt finances.

 

 

 

What a Near-Zero Interest Rate Means for Someone in Debt

Wednesday, December 17th, 2008

The Federal Reserve has dropped the federal funds rate to a record low – almost zero percent. But what does this mean for someone in debt?

Federal Rate to Prime Rate

The prime rate is affected by the change in the federal funds rate, and the prime rate is used by banks to set their rates for home equity loans, small business loans, and other consumer loans. But in the current environment, banks see risk in the economy that prevents them from lowering their rates to consumers accordingly. Unfortunately the result for many is not attractive bank loans for homes, small businesses, and consumer needs.

“Variable Rate” Credit Cards

But those with “variable rate” credit cards will see their interest rates drop significantly. The interest rates on these cards are tied to the prime rate, and so rates should respond accordingly. In a plan to get out of debt, paying off other outstanding credit card balances should take priority in most cases.

Housing

HELOCs and home equity loans will both benefit from today’s rate cut. This makes paying off outstanding credit card debt more pressing than clearing what is owed on the house. But for the large number of households with 30-year fixed-rate mortgages, the federal rate cuts will not change repayment terms.

Educational Debt

For those with private educational loans, these typically have variable rates, so they are impacted by the change in the prime rate. Although most variable rate educational debt at this point in time has comparable or better interest rates to student debt held at fixed rates, one should carefully evaluate both and set priorities since variable rates can change in the future.

Savings and deposits

Any savings or deposits at banks or investment brokerages that pay out periodic interest to you based on the prime rate will be adversely affected by the new rate cut. Depending on how heavily staked you are in these types of accounts, you should evaluate the situation and take into account any anticipated decreases in income from these sources when setting up a plan to eliminate debt.

Raj Patel writes for DebtGoal.com, a do-it-yourself system for getting out of debt and lowering your interest costs.  DebtGoal.com incorporates all of the techniques discussed in this post and can help users understand and get visibility to and manage their debt finances.

10 Things Your Credit Score Impacts When Paying Down Debt

Saturday, December 13th, 2008

Everyone should know their credit score. One’s credit score affects the terms of a loan for things ranging from cars to homes to small businesses. You can even obtain your score from each of the three major bureaus: TransUnion, Equifax, and Experian – once per year at no cost. But one’s credit score also impacts how easily one can repay debt in several ways. The more informed you are about the surprising things that your credit score can influence, the better the action plan will be that you formulate to move out of debt. Here’s ten things that your credit score affects regarding debt repayment:

1. Mortgage modifications. With limited funds each month, one needs to come up with a game plan to repay both mortgage and non-mortgage debt. But with strain on monthly budgets, renegotiating with one’s mortgage lender to come up with modified terms is an option. For those counting on averting foreclosure by securing new repayment terms, keep in mind that lenders will incorporate your credit score into their decision-making process on whether or not to agree to a modification and what the terms will be.

2.  Rental homes. Landlords check the credit scores of those it considers for a rental place, and the score can significantly influence their decision. For those searching in an expensive metro area that’s also close to the office, the score can make or break one’s chances of landing a coveted apartment.

3. Employers. A large array of employers now do credit checks, and some even request one’s credit score upfront to avoid shouldering the cost of running the formal report. Debt repayment can be seriously affected by the inability to land a job and the cash flow that comes with it.

4. 0% balance transfers. If you’ve determined that a zero percent balance transfer is going to be part of your strategy to eliminate debt, then keep in mind the latest trend among credit card lenders: using one’s credit score as a basis to determine a wider range of balance transfer terms, including the number months for which the 0% rate will stand, whether or not new purchases will enjoy the 0% rate, upfront fees to be charged simply to execute the transfer, how much can be transferred, and even the post-zero percent period interest rate to be charged, which can top 30%.

5. Mortgage interest rates. Modifications aside, the final interest rate that a mortgage lender will agree to is going to be impacted by your credit score. This includes homeowners in both the sub-prime and prime categories.

6. Car insurance. All states set minimum auto insurance amounts that one is expected to carry, so if you drive a car, you’re legally obligated to buy coverage. But since insurance companies have identified correlations between credit scores and being accident-prone, one’s score is being taken into consideration when setting the premiums you have to pay.

7. Credit line reductions. A new trend among credit card lenders is to involuntarily reduce one’s credit line. In fact, there is a forecast that credit card companies are going to slice off a large chunk of outstanding credit limits over the next year to reduce their risk. Credit scores will significantly affect their decision-making process of whose lines to reduce and by how much. If you have outstanding credit card debt that exceeds their new, lower limit for you, not only do you have to pay it off but you can get unexpectedly hit with overage fees for spending above your limit.

8. HELOCs. Home equity lines of credit have tax advantages and typically contain interest rates that are much lower than those on credit cards so for those with outstanding credit card debt, a HELOC might play a role in one’s strategy of debt repayment if there is a clear plan to use it as a tool to quickly paydown one’s outstanding debt. However, not only are HELOCs tougher to obtain in the current economic environment, but credit scores strongly affect a lender’s decision. As a side note, those who are insecure about their ability to keep their home should be aware that one’s home is placed as collateral to back the line of credit.

9. Repayment of medical services. Yes, if you have obtained medical services that you have an obligation to pay for, then your credit score can impact the terms of repayment.

10. Consolidating private educational loans. If you have decided that consolidating your outstanding educational loans is going to be one your approaches towards eliminating debt AND some of your educational loans are privately held, then your new, consolidated interest rate will depend in part on your credit score and a lender can even deny consolidation based on a low credit score.

Raj Patel writes for DebtGoal.com, a do-it-yourself system for getting out of debt and lowering your interest costs.  DebtGoal.com incorporates all of the techniques discussed in this post and can help users understand and get visibility to and manage their debt finances.