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    Changes to FHA Short Sale Requirements

    The new FHA short sale standards that went into effect on October 1, 2013 should offer some positive changes for Utah homeowners

    There are numerous new short sale requirements that went into effect on October 1, 2013. Several of these are important and positive changes with regard to the short sale approval requirements for a homeowner who used an FHA loan to purchase their home. This article will address some of the positive and impactful aspects of these new regulations that will help Utah homeowners to qualify for an FHA Utah short sale approval.

    These regulations may not apply to all FHA short sale homeowners. If you are considering a short sale as an alternative to a Utah foreclosure, we encourage you to give the David Robinson Team a call. Our short sale negotiation experience will provide you with more personalized and detailed information so you can determine your eligibility and options.

    Deficit Income Test (DTI)

    The Deficit Income Test, DTI, is a standardized test that helps banks and lenders determine a person’s financial hardship. In the past these hardships were determined in a relatively subjective way by lenders, thus homeowners who wanted to do a short sale and had similar incomes and hardship details could receive completely different results in terms of being approved or denied a short sale.

    The hope for the Deficit Income Test is to even things out so that income calculations will be more standardized. If the homeowner has expenses that are not shown on their credit report, the IRS Collection Financial Standards will be used for verification.

    FHA homeowners who decide to sell their home via a short sale may be eligible for a $3,000 seller incentive

    A seller incentive of $3,000 is available to homeowners who financed the purchase of their home with an FHA loan. This is an increase compared to what has

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    been offered in the past, which generally was $750 plus an additional $250 if the homeowner was able to close within a specified, short timeframe after receiving short sale approval from their lender. In many cases the seller didn’t qualify for the additional $250 because the buyer wasn’t able to get their loan pushed through on time.

    The lender must order an appraisal within 10 days

    According to these new guidelines, lenders must now order the appraisal for an FHA short sale within 10 days. This should be very beneficial, as with many short sales one of the biggest concerns and causes for delay is the lender not ordering the appraisal. Sometimes delays can be several weeks and even a couple of months. The delay in ordering the appraisal causes a myriad of problems, the most important of which is a setback in the file moving along for review of a purchase offer that has been made on the home.

    Another aggravating consequence in a delay of the appraisal being ordered is that the paperwork and financials that had been submitted to the bank are deemed expired, and after 60 days they would have to be resubmitted to the lender. The new timeframe of 10 days for the bank to order the appraisal should have a very positive effect on keeping the Utah short sale process moving forward.

    New FHA “streamline” short sale option

    A new streamline short sale option is now available as part of these new guidelines to some homeowners who have FHA mortgages on their homes. If a homeowner qualifies for this streamline option they may receive an exemption from needing to provide financial hardship proof, which has been a requirement for FHA short sale approvals.

    The homeowners that will be classified as qualified for the streamline option are owners of second homes, investment properties, principal residences and some armed service members. There are applicable conditions to those that are deemed eligible for this option and the financial hardship exemption mentioned above.

    How do these new guidelines affect you?

    In an ever-changing real estate market, it can be difficult to understand how laws and regulations can apply to your specific situation. You need an experienced real estate professional that has studied these guidelines to help provide you with the best options based on your situation. With years of short sale transaction experience, the David Robinson Real Estate Team can help you with every step of the short sale process. We invite you to contact us directly for a free, no obligation consultation.

     

     

     

    4699 Foxwood Drive, Eagle Mountain

    Foxwood-Exterior
    Like new 5 bed, 3.5 bath, 2846 square feet, .16 acre lot, built in 2010. Gorgeous views of Utah lake from large back deck. Beautiful kitchen with staggered cabinets, dual sinks in master bath, lots of storage and much more.

    Read what the seller says….

    1065061_Great-Room_640x480“This has been our home for three years. It’s been a wonderful place to raise our family and we’ve had some memorable experiences here. It’s going to be hard to leave, but we know that the new owners will love living here as much as we have.

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    1065054_Exterior_640x480We are members of the LDS church, and the ward here has been a great blessing. The ward members are very friendly and everyone is made to feel a part. There is a large primary so our kids have had many children to associate with. There is also some amazing diversity: we have families form Brazil, Mexico and Africa. It has been fun getting to know so many remarkable people.

    Eagle Mountain is great place to live, and continues to grow. It’s a great place to raise a family.”

    Buy_Utah_short_sales

    [VIDEO] Utah Real Estate Market Update | August 2013

    In this video, we take a look at July’s numbers compared to last year as well as year-to-date numbers.

    Although we continue to see big increases in home values, there is a general feeling that the market is slowing down. With interest rates rising and school about to start,

    we can expect to see a slow down in market activity

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    • Days on Market
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    The Process Of Buying Utah Short Sales

    Utah short sales are different from foreclosures, which is when the seller’s lender has taken title of the home and is selling it directly. Homeowners often try to accomplish a short sale in order to avoid foreclosure. While buying Utah short sales can provide benefits to the purchaser, it’s important to understand the process and the risks involved.

    WHAT YOU NEED TO KNOW

    Are you looking to buy a new home? Are you thinking that now is a great time to find bargains? That’s true, but it’s important to know a little about the seller’s situation before you make an offer.

    If a home is being sold for below what the current seller owes on the property, and the seller does not have other funds to make up the difference at closing, the sale is considered a short sale. Increasing homeowners are finding themselves in this situation due to a number of factors, including job losses, and a declined home value.

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    You’re very patient. Even after you come to agreement with the seller to buy a short sale property, the seller’s lender (or lenders, if there is more than one mortgage) has to approve the sale before you can close. When there is only one mortgage, short sale experts say lender approval typically takes about two months. If there is more than one mortgage with different lenders, it can take four months or longer for the lenders to approve the sale.

    Your financing is in order. Lenders like cash offers. But even if you can’t pay all cash for a short sale property, it’s important to show you are well qualified and your financing is set. If you’re preapproved, have a down payment, and can close at any time, your offer will be viewed more favorably than that of a buyer whose financing is less secure.

    You don’t have any contingencies. If you have a home to sell before you can close on the purchase of the short sale property, or you need to be in your new home by a certain time, a short sale may not be for you. Lenders like “no contingency” offers and flexible closing terms.

    WORK WITH PROFESSIONALS

    For anyone looking into buying Utah short sales, it’s important to enlist the help of a qualified real estate professional.  You may have a close friend or relative in real estate, but if that person doesn’t know anything about short sales, working with him or her may hurt your chances of a successful closing. Ask your real estate agent how many buyers they’ve represented in a short sale and, of those, how many have successfully closed. A qualified real estate professional will be able to show you short sale homes, help negotiate the purchase when you find the property you want to buy, and smooth communications with the lender.

    If you’re looking at buying Utah short sales, it’s a good idea to have a title officer do an initial title search on a short-sale property to see all the liens attached to it. If there are multiple lien holders (second or third mortgage or lines of credit, real estate tax lien, mechanic’s lien, homeowners association lien, etc.), it’s much tougher to get that short sale contract to the closing table. Any of the lien holders could put a kink in the process even after you’ve waited for months for lender approval. If you don’t know a title officer, your real estate professional should be able to recommend one.

    RISKS TO BE AWARE OF

    Potential for rejection. Lenders want to minimize their losses as much as possible. If you make an offer tremendously lower than the fair market value of the home, chances are that your offer will be rejected and you’ll have wasted months. Or the lender could make a counter offer, which will lengthen the process.

    Bad terms. Even when a lender approves a short sale, it could require that the sellers sign a promissory note to repay the deficient amount of the loan, which may not be acceptable to some financially desperate sellers. In that case, the sellers may refuse to go through with the short sale. Lenders also can change any of the terms of the contract that you’ve already negotiated, which may not be agreeable to you.

    No repairs or repair credits. You will most likely be asked to take the property “as is.” Lenders are already taking a loss on the property and may not agree to requests for repair credits.

    There are risks associated with buying Utah short sales, but if you have the time and patience to see it through, a short sale can be a win-win for you and the sellers.

    Buy_Utah_short_sales

    [VIDEO] Utah Real Estate Market Update | July 2013

    Utah real estate is booming! Home values have skyrocketed, the number of homes sold is up and days on market is crazy low. Home values are rising at such a high pace that it makes you wonder if we’re in another bubble. Below we take a look at the 2nd quarter of 2013 compared to 2nd quarter of 2012.

    Median Sold Price

    The median sold price saw a massive jump compared to last year. We went from a median sales price of $180,000 to $207,000 for a 15% sales price increase. This is the second largest increase we’ve seen in the last decade — second only to the rise from 2006 to 2007.

    This big of a jump begs the question of whether we find ourselves in another bubble. Even though a lot of this rise in home value is recapturing what we lost from 2008 to 2011, I believe that it’s gone a little too far and that we’ll have an adjustment in the future.

    Whether that adjustment is a year away or a couple years away is not clear, but any time you have price increases of this magnitude a correction is inevitable.

    Number of Homes Sold

    The number of Utah homes sold in the 2nd quarter compared to this same time last year rose from 8652 to 10100 for 16.74% increase.

    This is the most sales activity we’ve seen in the last six years. Historically low interest rates and homeowners feeling the urgency to “get in now” has really had an impact this year.

    Number of Homes Listed

    The number of Utah homes listed during the 2nd quarter rose 18% from 14223 to 16810. Like the median sold price, this also is the second largest increase we’ve seen in the last ten years.

    With this much inventory on the market and interest rates starting to spike (which will push many buyers out of the market) we are setting oursleves up for a slow winter.

    Days on Market

    This isn’t depicted in the graph, but the average number of days a home stays on the market before it sells dropped a staggering 48%, dropping from 48 to 25 days.

    If a property is priced right for its area and condition, buyers are snatching them up in the first week they hit the market.

    Utah Real Estate Market Update - July 2013

    All in all, the market is seeing a boom we haven’t experienced for many years. If you are looking to sell a home you should consider striking while the iron is hot as we may have a bubble just around the corner.

    Five Things Buyers Need to Know About Buying Utah Foreclosures

    Foreclosed homes can be a gold mine. But buying Utah foreclosures is not to be taken lightly. While these types of properties have a serious potential for producing profits, they should also come with warning labels, as there are risks involved. Novice buyers could fumble over many details, losing time and money. There are five things buyers should know before entering the world of REOs and auctions.

    1. Investigations are necessary.

    Before purchasing, buyers should check for problems and troubleshoot future issues. Foreclosed homes need a background check, or due diligence, along with an inspection from a certified home inspector. Checking to make sure clean titles are available and no liens are attached are some of the responsibilities that come with buying Utah foreclosures.

    2. Bargains may not be around every corner.

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    3. The most successful foreclosure buyers don’t go it alone.

    Buying Utah foreclosures is not easy; it takes time, effort and a certain skill set that not everyone has. Often, the people who buy foreclosed homes for a living, or those who are successful in this business, have help. Choose an agent that has industry knowledge and know how to put solid foreclosure deals together. Seasoned professionals will have community connections and a wealth of resources at their fingertips. Using an expert to help ensure a good outcome makes a lot of sense.

    4. Financial obligations must be met.

    Typically, there are no creative financing strategies used when buying foreclosures. Auction rules often stipulate winning bidders pay in cash. When buying foreclosed homes that are bank-owned, or REOs, banks usually require proof of funds. Additionally, buyers should be able to afford the costs of improvements and repairs, which are sometimes needed to make properties habitable.

    5. Realistic expectations are important.

    Can money be made when buying Utah foreclosures? Absolutely. Can anyone become a millionaire overnight snapping up foreclosed properties? Technically yes, but this scenario is a rarity. Just like any other endeavor in life, the foreclosure business takes dedication. Before deciding to dive into buying foreclosed homes, outline attainable goals you hope to accomplish.

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