Reverse Mortgages are not complicated; but are multi-faceted

Posted on September 12, 2018 by Beth Paterson, CRMP

Reverse Mortgages are not complicated but multi-faceted It is often stated that reverse mortgages are complicated or complex transactions. In reality reverse mortgages aren’t any more complex than a conventional mortgage or other financial products. Do you understand all the terms and features of a conventional mortgage or HELOC? Do you understand your 401K’s, stock investments or other retirement plans? What about your credit card(s)… do you know how they work?

Comparing Your Smart Phone To A Reverse Mortgage My smart phone has so many bells and whistles I don’t understand all the options or how it works. They too can seem complex but are really just multi-faceted. I still utilize one and I don’t think I could live without it any more. If people are open to getting the facts, they will likely have a better understanding of reverse mortgage and might just find it useful.

Rather than looking at reverse mortgages as complicated, look at them as they are multi-faceted.

Let’s clarify some of the facets about reverse mortgages.

People still think the bank or the lender will own the home once the reverse mortgage is done. Or the bank or lender will take ownership once the loan becomes due and payable. However, like a conventional mortgage or HELOC, the title remains in the homeowners’ name, the bank or lender does NOT own the home. When the reverse mortgage borrowers are no longer in the home as their primary residence, the loan becomes due and payable.

The amount repaid is the amount borrowed by the homeowners including interest and FHA Mortgage Insurance Premiums over the term of the loan. (Because one is not making payments, essentially one is making small loans each month.)

After the loan balance is paid off, any remaining funds go to the borrowers or their heirs. As a non-recourse loan, if the loan balance is higher than the fair market value of the home, the borrowers or their heirs don’t have to come up with the difference.

Other false statements often seen or heard are that reverse mortgages are a scam, only the lender benefits. They take advantage of people. Let me clarify, the most common reverse mortgage, the Home Equity Conversion Mortgage (HECM) is FHA insured and regulated by HUD – no, not scams but a valid loan using a home as collateral.

Celebrating having a revese mortgage Borrowers receive many benefits in having funds to use for current needs or retirement and long-term care needs without having to make monthly interest and principal payments, improved cash flow without restrictions on how the funds can be used, being able to stay in their home or purchase a new home.

Originators and lenders do get paid for reverse mortgage loans, but everyone gets paid for the work they do. Personally I find it rewarding to help people, and I’m not ripping people off, in fact I and others I know in the industry are certainly not getting rich in this career…there is a lot of work involved to originate reverse mortgages, but we’re passionate in making a difference for people. In fact, because of all the work, on some loans our compensation works out to very little.

Headlines have stated seniors are losing their homes to foreclosure if they don’t pay property taxes or keep insurance on the home. Think about it, with or without a mortgage if you don’t pay property taxes, the county will foreclose. If you don’t have insurance on your property and the home is destroyed you will have lost your home and you won’t have the money to rebuild or replace it. Neither of these are the fault of a reverse mortgage.

We often see or hear that the reverse mortgage should be a last resort, to refinance with a conventional mortgage or Home Equity Line of Credit (HELOC) or sell. The problem with this is most seniors don’t qualify for conventional mortgages or HELOCs. And if they do, the borrowers have to make monthly mortgage payments. Even if they can make the payments now, if life happens they may not be able to make the payments in the future. Rather than being a last resort the reverse mortgage can help one pay for retirement, long-term care.

The unused portion of the reverse mortgage line of credit grows so more funds can become available in the future. And the funds in the line of credit could be higher than what one could qualify for in the future. This can be very beneficial to seniors and isn’t available with any other loan.

Seniors often want to stay in their home rather than moving so don’t tell them to sell. If they do sell, where are they going to live? They’d still have housing expenses…can they afford those or wouldn’t having no rent or monthly mortgage payments be more beneficial?

HECM for Purchse If they do wish to sell maybe to downsize, move closer to their children or to purchase the home of their dreams, the HECM for Purchase program gives them the option to purchase without having to make monthly principal or interest payments. And maybe even create a line of credit for future needs.

Have you heard or read reverse mortgages are expensive? Have you looked at the costs of a traditional or forward mortgage? The costs are the same other than the FHA Mortgage Insurance Premium. With a conventional mortgage people want to know what the payment will be and what the interest is, they generally don’t pay attention to the costs. But when you look at the costs of the conventional mortgage you’ll likely be surprised, they aren’t really different from reverse mortgages.

HELOC’s may have lower up-front fees but the interest rate may be higher which in the long run could turn out to be more expensive than a reverse mortgage… besides one has to qualify on income, assets and credit. Additionally payments have to be made on the HELOCs. And there is a risk that they HELOC could be called due and at some point during the term the monthly payment must be increased to include the principal, not just the interest.

Other headlines or statements about reverse mortgages state the bank/lender gets the children’s inheritance. Another false one! The homeowners receive funds during the term of the loan, whether to pay off conventional loans or receiving funds monthly or draws from their line of credit. When the loan is being paid, due when the home is no longer the primary residence of the borrower(s), there may or may not be funds left for an inheritance. The lender is receiving payment of principal and interest, this is NOT stealing the children’s inheritance from the remaining equity. With the reverse mortgage, the homeowner is using the funds for their needs or wants. Are you as heirs going to give them the funds they need just so you have an inheritance? What about letting your parents live their quality of life and not worry about getting an inheritance?

The last one I’m going to cover today is the option that lowering your expenses is a better option. Really? Most seniors don’t have this option. Seniors want to maintain their lifestyle and why shouldn’t they? Do you want to be told to lower your expenses, stop getting your hair done, not having cable TV, being able to get together with friends for lunch, go to a family wedding or reunion? Just because one turns 62 doesn’t mean they can’t enjoy life especially when they have equity in their home they can utilize.

Understanding Reverse Mortgages-A Book About Reverse Mortgages Take time to understand and have the facts. Those who do, see the reverse mortgage is not complicated but many faceted and they see the benefits it can bring to their lives.

If you’d like to understand and get the facts on reverse mortgags? Contact us if you are in Minnesota. As your local broker, we work with several lenders and provide free information and facts with no obligation, meeting in person whenever possible.

For other states, contact your local reverse mortgage specialist who is a broker, one who works with several lenders, has their Broker License/NMLS and preferably holds the Certified Reverse Mortgage Professional (CRMP) designation.

This material may be re-posted provided it is re-posted in its entirety without modifications and includes the contact information, copyright information and the following link: https://wp.me/p4EUZQ-1V5

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Is it crucial to have no mortgage in retirement or wiser to do a reverse mortgage?

Posted on September 27, 2017 by Beth Paterson, CRMP

Using home equity for retirement cash flow I recently received a comment on a blog post saying that it is, “absolutely crucial that Americans reach the vocational finish line (retirement) with their personal residence being FREE & CLEAR!” Have you also thought this?

I challenge him, and you, to consider to whose perspective is it crucial? Your perspective, the homeowners’ or their heirs’ perspectives? Depending on the report referenced, it’s somewhere between 80% and 90+% who want to remain in their homes and age in place, but even if they want to relocate and downsize, being debt free is less important than living their lives with security, independence, dignity and control.

Statistics show a large majority of senior homeowners have mortgages that they have to pay monthly mortgage payments on. The debt payments can be a hardship for seniors. Fortunately with the reverse mortgage, the most common being the Home Equity Conversion Mortgage (HECM) offered by HUD and insured by FHA, monthly mortgage payments are not required.

Yes, the reverse mortgage is a debt but to be paid back when the homeowners are no longer living in the home as their primary residence. The reverse mortgage offers flexible payment options, borrowers can choose to make payments when they want, how much they choose to make or make no payment at all.

And yes, reverse mortgage borrowers are still responsible for paying property taxes, hazard insurance and if applicable, HOA dues. But these expenses are part of the responsibility of home ownership whether there is a reverse mortgage, traditional mortgage, HELOC or no mortgage.

The reverse mortgage is a non-recourse loan, which means there is no personal liability to their borrowers or their heirs.

Home equity is a retirement nest egg and to use it for retirement cash flow there are two options, 1) sell it (but then where are they going to live and have improved cash flow for a longer term and for long-term care planning?) or 2) leverage the home equity with a reverse mortgage. The line of credit option with the HECM offers a growth rate which is not available with any other loan.

Reverse Mortgages can be used for Retirement Planning Financial advisors are suggesting using reverse mortgages for retirement planning: Wall Street Journal points out that advisers are now promoting reverse mortgages as a valuable tool for retirement planning in their article “New Math on Reverse Mortgages.”

As Wade Pfau, Professor of Retirement Income at The American College in Bryn Mawr, PA and a Principal and Director for McLean Asset Management, states in his article, Forbes: Wise Reverse Mortgages Can Be the Saving Grace of Unprepared Retirees, “…that is the nature of retirement income efficiency: using assets in a way that allows for more income and/or more legacy.”

According to Jamie Hopkins, Co-Director of the American College’s New York Life Center for Retirement Income and an Associate Professor of Taxation at the American College, in Forbes, Reverse Mortgages Can Be A Retiree’s Saving Grace “Robert C. Merton, a finance professor at MIT’s Sloan School of Management, recently stated ‘Americans have wrongly steered clear of reverse mortgages.’”

Even with the HECM changes going into effect on October 2, 2017, the reverse mortgage can be a valuable tool in retirement as it always has been.

In the real world a Reverse Mortgage is another planning tool In a perfect world, ideally it is to not have debt of any kind including no mortgages, having a huge retirement portfolio to cover one’s lifestyle and long-term care costs.

However, in the real world, many who have thought they have saved for retirement find that when “life happens” they use those funds quickly. The reverse mortgage is another tool for planning for retirement and long-term care costs as well as more immediate needs. This way they have a plan and funds for when “life happens.”

If you’d like to improve your retirement cash flow now or for the future, contact us if you are in Minnesota. As your local broker, we work with several lenders and provide FREE information and facts with NO OBLIGATION, meeting in person whenever possible.

This material may be re-posted provided it is re-posted in its entirety and without modifications and includes the contact information, copyright information and the following link: http://wp.me/p4EUZQ-1y7

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Solving The Reverse Mortgage Puzzle For You

Posted on August 10, 2017 by Beth Paterson, CRMP

Solving Reverse Mortgage Puzzle I’ve always loved doing puzzles and problem solving whether doing jig saw puzzles or finding resources and solutions to various issues. Much of this led me to the reverse mortgage industry back in 1999. Unfortunately, I come across many who still find the reverse mortgage puzzling. So let me help solve this puzzle for you.

We assisted solving Marion’s puzzle. Recently widowed, Marion’s income changed because with the passing of her husband she was now only receiving one Social Security check. Having recently moved to a new home, she did the reverse mortgage to do some updates on her home and improve her cash flow into her future retirement years.

The majority of seniors want to remain in home. Depending on report, it’s somewhere between 80% and 90+%. A reverse mortgage is an option to help them remain in their home and have improved cash flow for current or future needs.

A reverse mortgage is a mortgage like any other mortgage where borrowers retain title and borrow against their home equity, but the reverse mortgage offers special terms for seniors home owners 62 and older.

The Home Equity Conversion Mortgage, or HECM, is the most common reverse mortgage and only one available in Minnesota. The HECM was first insured by FHA in 1989 for the purpose of providing a valuable financing alternative for senior homeowners to help them remain in their home and have access to funds by withdrawing a portion of their home equity.

To determine the Principal Limit or the maximum funds available at closing, HUD’s formula is the age of the youngest borrower or non-borrowing spouse, the Expected Interest Rate, the program chosen and the lower of the home value or FHA Lending Limit, currently $636,150, or in the case of a home purchase or home purchased in the last 12 months, the lower of the appraised value or purchase price.

Borrowers must meet HUD’s Financial Assessment requirements to qualify which means we obtain documentation demonstrating their ability and willingness to pay property taxes and insurance into the future. In some circumstances a Life Expectancy Set Aside (LESA) may be required to cover the property taxes and insurance.

The net amount available is based on the Principal Limit, less closing costs, paying off any mortgages, liens and/or judgements, and the LESA if required.

If all available funds are used to pay off current mortgages or liens, the borrower’s cash flow will still improve because the monthly mortgage payment is eliminated.

Unlike other mortgages, an advantage for seniors is with the reverse mortgage there are no monthly payment requirements although borrowers are responsible for paying property taxes and insurance. While monthly payments aren’t required, one can make a payment or payments when and how much they choose.

The interest rate depends on the program chosen and is either adjustable or fixed. While an adjustable rate often scares people, that is because on a conventional mortgage if the interest goes up, so does one’s payment. With the reverse mortgage, because monthly mortgage payments are not required, this is not a factor. It only impacts the amount that needs to be repaid when the loan is due and payable.

Offering more flexibility with the Adjustable Rate option, the funds available can be received in a lump sum, monthly payments, a line of credit or a combination of these. The monthly payments can be structured as one needs (term) or for life as long as the home is the primary residence (tenure). Funds in the line of credit grow so more funds can be available in the future. The line of credit growth rate is a feature that makes the reverse mortgage a tool for financial and long term care planning.

The fixed rate option requires funds to be pulled only as a lump sum draw. The draw amount is limited to the 60% of the Principal Limit (an additional 10% is available in some circumstances).

Because the closing costs are up-front, they are often perceived as high. On conventional mortgages people usually focus on the payment and interest rate, not really looking at the closing costs so they don’t realize the costs are comparable. However, reverse mortgage closing fees are comparable to the traditional closing costs of a conventional loan including an origination fee, appraisal, title fees, title insurance and recording fees. As a Federal Housing Administration (FHA) insured loan, with the HECM borrowers also pay the FHA Mortgage Insurance Premium (MIP).

The FHA MIP offer significant benefits for reverse mortgage lenders, investors, as well as the borrowers.

The insurance protects the investors against risk and loss.

There are also advantages and increased borrowing power for the borrowers with FHA insuring the reverse mortgage. These include:

Guaranteeing the funds are available for you, the borrower, during the term of the loan. With HELOCs the bank/lender can call the loan due and payable if there are changes with the bank, for example they merge with another bank/lender or they close their doors. Insured by HUD, HECMs are still available even if something happens to the lender.
Guaranteeing the reverse mortgage lender against default or shortfalls means the interest rates are lower compared to other mortgages for the benefits one receives with the reverse mortgage. i.e.,
- With conventional loans the interest is impacted by one’s credit score. With the reverse mortgage one’s credit, even if it’s poor, does not impact the interest rate.
- The FHA insurance on the HECM loans keep the interest rate low and allows more dollars to be loaned than with proprietary programs. Proprietary reverse mortgage programs have a higher interest rate to cover the lender’s and investor’s risks and loss.
Providing a line of credit growth rate (available only with reverse mortgages). The tenure monthly payment option also has a growth rate factored in when the tenure payment is calculated.
As a reverse mortgage it is a non-recourse (no personal liability) loan. What this means is if the loan balance on the reverse mortgage is higher than what the fair market value is on the home when the loan is due and payable, the FHA MIP will cover the difference to the lender rather than the borrowers or their heirs having to come up with the difference.

When the loan becomes due and payable, generally when the borrowers pass away, sell or move, the repayment amount is the lesser of the loan balance or fair market value of the home. If there is remaining equity, it goes to the borrowers or their heirs. As a non-recourse loan there is no personal liability to the borrowers or their estate for repayment. If an heir wants to keep the home, they can do so by paying off the reverse mortgage loan balance.

Lee who had some credit card debt, and while still working and having some retirement accounts he needed improved cash flow and didn’t want to tap the retirement accounts. Doing the reverse mortgage allowed him to access cash to pay his credit card debt and do some home improvements. It also meant he didn’t have to pull funds from his retirement accounts, but leave those for the future, maybe even being able to leave his heirs some funds. And with the reverse mortgage line of credit, when he does retire, he’ll still have some funds available to replace his income.

Sometimes there are situations that pose puzzles during the process that I face in order to be able to do the loan for borrowers. Through my experience and knowledge of the product and industry along with my problem solving skills, I work hard to solve the puzzle and will do so if at all possible.

Another puzzle we helped solve was for Marilyn. During the probate of her mother’s estate, Marilyn wanted to keep the family home. Sorting through the process of the probate and transferring the home’s title to Marilyn, the reverse mortgage provided the funds to pay her siblings their shares of the estate so she could keep the home and live there as her primary residence.

Reverse Mortgage Puzzle Solved If you’d like to improve your retirement cash flow now or for the future and want to solve the reverse mortgage puzzle, contact us if you are in Minnesota. As your local broker, we work with several lenders and provide free information and facts with no obligation, meeting in person whenever possible.

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Meet our HECM Reverse Mortgage Borrowers

Posted on April 1, 2017 by Beth Paterson, CRMP

Couple benefits from eliminating monthly mortgage payments There are numerous ways homeowners use their Home Equity Conversion Mortgage (HECM) proceeds. Meet our borrowers. . .

Eliminate Mortgage Payments: Lisa and George** had a small mortgage remaining on their home. It was difficult to make the monthly payments so they did a Reverse Mortgage to eliminate the payments. There was a balance that they left in a Line of credit for future use.
(Borrowers are still responsible for paying property taxes, insurance, HOA Dues & maintaining home.)

Maintain Lifestyle: Helen and Harold did a Reverse Mortgage to afford to take their annual trip to Florida during the winter months. They are thankful they are able to maintain their lifestyle.

Prepare for Emergency: Earl and Ruth did a Reverse Mortgage to be prepared for an emergency if something were to happen to one of them.

Protect Other Investments: To have extra spending money without having to cash out their CDs or other investments, Jerry and Carol decided to do a Reverse Mortgage.

Supplement Retirement Income: Dale and Kevin were two brothers who lived in the home where they were raised. Being both were over 62 and owners of the property, they were able to do the Reverse Mortgage to supplement their retirement income.

Eliminate Mortgage Payments*, Home Upgrades and Line of Credit: Dee and Peter did a reverse mortgage to eliminate their current mortgage payment*, take a lump sum for some home upgrades, receive an extra $300 a month in monthly payments to supplement their Social Security, and still have funds in a line of credit for future use.

Purchase a Car: Bart and Tina wanted to purchase a new car but didn’t have much in the way of savings. With a Reverse Mortgage they were able to purchase a car.

Purchase Hearing Aide and Home Repairs: Joe needed a hearing aide but couldn’t afford it with his Social Security benefits. Rather than taking money from his savings, he did a Reverse Mortgage. He also used some of the money to put new siding on his home.

Pay Family Caregivers: Sam and Frances were both in frail health. Two of their daughters decided to care for their parents rather than hire outside services. Since they had quit their jobs and it was affecting their family’s financial situation, Sam and Frances decided to do the Reverse Mortgage and use the funds to pay their daughters for the care they were providing.

Traveling: Helen was struggling to meet her living expenses with just her Social Security Benefits. She also had always dreamed of traveling. The Reverse Mortgage provided the extra cash she needed and she was able to fulfill her dreams of traveling.

Not Rely on Children: Nancy had accrued some debt including some credit cards and borrowing from her children. She did a Reverse Mortgage to pay off those debts and to have a line of credit available for future needs. She also enjoyed having some extra cash to purchase some things to fix up her home and to go to lunch with friends on occasion. Because her children had their own expenses and needs, they were relieved that their mother had done the Reverse Mortgage and could live more comfortably without relying on them.

Home Repairs: Elaine needed some repairs done to her home. They were more than she could afford on her limited income. She did the Reverse Mortgage to pay for the repairs and to have extra funds for supplementing her income.

Home Health Care to Stay In Home: Robert did not want to go to a nursing home, yet he needed long term care. George, Robert’s son, decided they should do a Reverse Mortgage to pay for the home health care needed to keep Robert at home where he had raised his children. Robert is happy because he is living where he chooses. George is happy the family can fulfill Robert’s wishes of staying in his home and still receive the needed care.

Pay Property Taxes: Dorothy was behind on her property taxes and facing losing her home to the county. She did the Reverse Mortgage, paying off her back taxes and setting up a Life Expectancy Set Aside (LESA) to pay her future property taxes and insurance. She was able to live more comfortably, not depending on her children to assist her.

Pay debts and Have Funds for Future: Bill and Phyllis were preparing for the future. They did the Reverse Mortgage to pay off their current mortgage*, the credit card debts, and to have money in their line of credit. With the money in the line of credit when one of them passes away, the other would be able to change the payment plan to receive monthly payments and continue to live the lifestyle they are currently accustomed to, even without the Social Security of their spouse.

Funds for Everyday Living Expenses: Phil became a “new man” since the Reverse Mortgage was done. He now goes out to eat with his friends and works in his yard.

Every Day Living Expenses: Frank and Emma, a vibrant 90 and 86 year old couple, found that each month they were short money to even buy milk. Their son-in-law and daughter assisted them in obtaining the Reverse Mortgage. They are so pleased that they now can live more comfortably. They used the proceeds to receive monthly payments to supplement their Social Security. They also took out a lump sum to fix up their home and left enough in their line of credit to use as future needs arise.

Payback Family Loan: Prior to learning about reverse mortgages, when Mabel couldn’t afford her mortgage payments she borrowed money from her son. When her son needed the money back, once she learned about reverse mortgages she was able to repay him. With her son paid off, and with no monthly mortgage payments* she was greatly relieved, felt less financial pressure, and had peace of mind knowing she didn’t owe him money and could remain independent. During the reverse mortgage process she consulted an elder law attorney. As a result she now has a will, power of attorney, and her health care directives in place. HECM provides funds for home care

Home Health Care: A reverse mortgage allowed Margaret, who had just been released from the rehab center and needed a home health care aide to assist her, have the funds for the care so she could remain in her home.

Purchase a New Home: Mike and Carol decided they needed a 1 level home to fit their changing health needs, they used the Home Equity Conversion Mortgage HECM for Purchase to purchase their new home instead of using conventional financing.

Wouldn’t you like to sit back and relax with
Security, Independence, Dignity and Control?

Contact us if you are in Minnesota. As your local broker, we work with several lenders and provide free information and facts with no obligation, meeting in person whenever possible.

When you decide to do a reverse mortgage make sure you work with a local originator or loan officer who specializes in reverse mortgages, has years of experience and knowledge in reverse mortgages in your state, preferably holds the Certified Reverse mortgage Professional (CRMP) designation, licensed in your state, is a broker, working with various lenders, and is willing to meet with you to review the details, before the application, during the application and at closing.

I would caution about working with an originator from another state who is mailing all the documentation, including the application and not “meeting” with you to explain and review what you are signing. (The lenders in another state may send a notary for application and/or closing – they are not licensed mortgage brokers so can NOT answer questions, they are there only to verify your signature.) Ask for references and find out if the loan originator will be there for you even after the loan has closed. If you feel pressured, call another originator. You can find a list of questions to ask an originator at our webite: www.RMSIDAC.com.

To ensure that borrowers understand reverse mortgages HUD requires anyone doing a reverse mortgage to complete counseling through a third-party. They will review the program and discuss other options that may be available.

*Borrowers are still responsible for paying property taxes, insurance, HOA Dues & maintaining home.

**Borrowers’ situations are real; borrowers’ names changed to protect their identity.

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Senior Homeowners Benefit from Reverse Mortgages

Posted on March 11, 2017 by Beth Paterson, CRMP

Senior Homeowners Benefit From Reverse Mortgages Are you looking for some funds to supplement your retirement? Do you need to modify your home to meet your needs? Are you looking for a way to pay for the home health care you need now or may need in the future? Do you have a mortgage and find making the payments is a struggle? Or maybe you want to continue making your trip south during the winter but funds are short to do so. Are you considering downsizing to move closer to family or want to have a home more suitable to your current lifestyle?

A Home Equity Conversion Mortgage (HECM) reverse mortgage may be your answer. A reverse mortgage is a home equity loan with special terms for senior homeowners 62 and older. Similar to a conventional loan, you continue to own the home.

With the flexibility of making payments toward the loan balance, or NOT making a mortgage payment at all, the HECM reverse mortgage could provide the cash for your immediate needs or future needs. (Borrowers are still responsible for paying property taxes, hazard insurance and maintenance of the home.)

It also offers more flexibility on how you can receive the funds including monthly payments, line of credit, lump sum or a combination of these versus a lump sum with a conventional mortgage.

An additional benefit is funds left in the line of credit grow so more funds become available over time…a great advantage over a HELOC and a great tool for long-term care planning.

There are no limitations on how you spend the funds. Look at ways the reverse mortgage benefited some seniors:

Eliminate Mortgage Payments, Home Upgrades and Line of Credit: Dee and Peter did a reverse mortgage to eliminate their current mortgage payment, take a lump sum for some home upgrades, receive an extra $300 a month in monthly payments to supplement their Social Security, and still have funds in a line of credit for future use.

Maintain Lifestyle: Helen and Harold did a reverse mortgage to afford to take their annual trip to Florida during the winter months. They are thankful they are able to maintain their lifestyle.

Not Rely on Children: Nancy had accrued some debt including some credit cards and borrowing from her children. She did a reverse mortgage to pay off those debts and to have a line of credit available for her future needs. She also enjoyed having some extra cash to purchase some things to fix up her home and to go to lunch with friends on occasion. Because her children had their own expenses and needs, they were relieved that their mother had done the reverse mortgage and could live more comfortably without relying on them.

Protect Other Investments: To have extra spending money without having to cash out their CDs or other investments, Jerry and Carol decided to do a reverse mortgage. Providing them more freedom and control of their life during retirement.

Line of Credit for future needs: Janice did the reverse mortgage just for the purpose of having a line of credit to draw on in the future when needs arise. Because the funds in the line of credit grow more funds become available in the future. With the line of credit available to her when she needs car repairs, or even a new car, or to cover medical expenses or long term care needs she will have funds in her line of credit to cover these needs.

Purchase a New Home: Mike and Carol wanted to purchase a new home that fit their needs of a one-level so they used the reverse mortgage rather than a conventional mortgage to finance their new home. This meant they didn’t have monthly mortgage payments to make and provides them a better cash flow during their retirement years.

The loan becomes due and payable when the home is no longer the primary residence of the borrowers or on their 150th birthday. Another difference and benefit of the reverse mortgage over a traditional mortgage is that the reverse mortgages are non-recourse loans. This means there is no personal liability if the loan balance is higher than what the home can be sold, it is paid only from the fair market value of the home. If the home is sold for more than the loan balance then the borrower(s) or their heirs keep the difference.

As with any mortgage loan there are closing costs. The closing costs of the reverse mortgage are comparable to a conventional mortgage. They include the origination fee, appraisal, title and settlement and recording fees. With the FHA HECM reverse mortgage HUD’s regulations state that only the actual cost may be charged to the borrower, they do not allow mark ups such as processing fees.

As a FHA loan the fees include the FHA Mortgage Insurance Premium – this would be the same if they are doing a Forward FHA loan. When comparing closing costs side by side to a conventional loan the difference is the up-front FHA Mortgage Insurance Premium. The benefits of FHA insuring the loan include guaranteed funds, a lower interest and the loan being non-recourse as well as regulating the fees. “Surprise! Reverse Mortgage Closing Costs Actually Compare to Conventional Mortgage Costs” provides a side-by-side comparison.

When considering whether to do a conventional mortgage, a HELOC or a reverse mortgage you must consider if you can even qualify for a conventional mortgage or HELOC; then if you or your spouse can make the payments over time. For example, what happens if “life happens,” could you continue making those payments? Would you be stressed trying to pay living expenses, medical bills, or would you be facing foreclosure? Or could you qualify for the reverse mortgage and have enough funds to pay off your current mortgage?

Will the reverse mortgage be the answer to your financial retirement needs? Explore the option, get the facts, know what to look for in an originator. You might find it will benefit you as it has benefited hundreds of thousands of other seniors.

Meet Reverse Mortgage Originator in person For further details on the reverse mortgage contact us if you are in Minnesota. As your local broker, we work with several lenders and provide free information and facts with no obligation, meeting in person whenever possible.

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Refinancing A Reverse Mortgage – Should you?

Posted on January 10, 2017 by Beth Paterson, CRMP

Current reverse mortgage borrowers are receiving letters encouraging them to refinance. While refinancing a reverse mortgage is an option, let’s explore whether it should be considered.

Just like refinancing a conventional, or what we call a forward, mortgage, borrowers consider refinancing a reverse mortgage when they need more money. But just like a forward mortgage, one needs to make sure they are going to receive a benefit when they refinance. And just like a forward mortgage, when refinancing the closing costs are part of the transaction.

When I receive the calls from my borrowers who have received the letters or encouragement on their statements I start with these questions:

How long ago did you take out your reverse mortgage?
What was the value of your home at that time?
What is the value of your home now?
What is your current loan balance on your reverse mortgage?
Are you receiving monthly payments?
Do you have funds in a Line of Credit?
Why would you want to refinancing?

These questions are pertinent in helping one decide if it makes sense to consider refinancing.

Keep in mind the factors used to determine the amount a senior can receive from their reverse mortgage include: the interest rate of the program chosen, the age of the borrower (the older one is the more funds one can receive), and the home value based on an FHA appraisal or the FHA Lending Limit.

The first three questions are important in determining if you will be able receive more money when refinancing. As one aged during the time home vales were increasing refinancing made more sense because borrowers were more likely to be able to receive additional funds.

As you know, during the housing crash home values decreased. Now while home values have started to increase, we often find that the borrowers will still not receive additional funds from refinancing their reverse mortgage. (However some states the values have increased faster and higher than others. In MN, while increasing, the values have not increased enough to warrant refinancing in many situations.)

If, however, the initial reverse mortgage was taken when there was a lower lending limit, i.e. $251,750 and the current home value is, say $400,000, then refinancing may be considered.

For many years the FHA Lending Limit was based on the county in which one lived. In 2008 the Lending Limit was changed to a national limit of $417,000. In 2009 and through the end of 2016, the national limit was $625,500. January 1st through December 31, 2017 the FHA Lending Limit for reverse mortgages has been increased to $636,150.

Is refinancing a good idea just because the Lending Limit has increased? Not necessarily, especially if one’s home value isn’t in the higher valued range.

The current loan balance is important because when refinancing the reverse mortgage, the current reverse mortgage needs to be repaid. If there aren’t enough proceeds to pay off the current mortgage and to receive additional money then refinancing doesn’t make sense.

The next two questions, whether they are receiving monthly payments or have funds in a line of credit, are important because most likely it doesn’t make sense to refinance a reverse mortgage if they still have funds available to them that will last them for a few more years.

With a forward mortgage sometimes refinancing is done to reduce the interest rate. With the reverse mortgage generally it doesn’t make sense to refinance for the interest rate. Remember one isn’t making payments with a reverse mortgage so the interest rate doesn’t impact their monthly cash flow, it only impacts the amount that will be repaid when the loan becomes due and payable.

It is important to note that the reverse mortgage is non-recourse which means there is no personal liability to the borrower or their heirs if the loan balance is higher than what the home can be sold for.

The funds available to borrowers are determined by the age of the youngest borrower, the Expected Interest Rate and the program chosen. If the Expected Interest Rate is higher, less funds will be available.

Until 2008 all reverse mortgages were adjustable rate mortgages. Don’t panic, this isn’t a bad thing with a reverse mortgage. With the adjustable rate reverse mortgage there is more flexibility by having the option of a line of credit, monthly payments, a lump sum or a combination of these.

The adjustable interest rate is made up of an index and a margin. The index is based on the LIBOR and the margin is determined by the lender. HUD set a floor at 5.06% which means the funds available will be the same if the interest is at 5.06 or below. Currently the interest rates are remaining low, below the floor so one generally will not receive more funds if they were to refinance.

In 2008 a fixed rate option was introduced. With the fixed rate one has to draw all funds as a lump sum; the line of credit and monthly payment options are not available. One is not going to gain a benefit of more funds available by refinancing for a lower interest rate. However we have had some who refinance from a fixed rate to an adjustable rate to receive the flexibility the adjustable rate option offers, especially if one chooses to make payments on their reverse mortgage.

When refinancing one will still have closing costs so you have to consider if refinancing will offset off set a lower interest rate and/or funds one is receiving.

The Streamline Refinance of the FHA Housing and Urban Development (HUD) Home Equity Conversion Mortgage or HECM reverse mortgage requires a calculation demonstrating borrowers receive at least 5% more or they must go through the counseling session to review their situation. Some lenders require the counseling for any borrower refinancing their reverse mortgage. This is a strong protection to help borrowers from falling for a lender’s marketing letters and thinking refinancing may be a good idea when it really isn’t. Unfortunately it can cost seniors to find out this information as counselors are allowed to charge, generally $125 for the counseling session.

The National Reverse Mortgage Lenders Association (NRMLA) ethics committee set a guideline that reverse mortgage borrowers who want to refinance must wait a minimum of 18 months along with the “closing cost test” and “loan proceeds test.”

The last question or why you are considering is important in the decision to refinance because there could be valid reasons to refinance that benefit you. Some include a title change, i.e. adding a younger spouse to title when they turn 62, taking on a new spouse are a couple reasons.

While options should always be considered, after reviewing the above questions and your answers, at this time refinancing generally doesn’t make sense for the majority of reverse mortgage borrowers. Hopefully seniors don’t get sucked in with marketing letters & statements by completing an application so that the lender can just take an application when refinancing doesn’t make sense for them.

For further details on the reverse mortgage contact us if you are in Minnesota. As your local broker, we work with several lenders and provide free information and facts with no obligation, meeting in person whenever possible. For other states, contact your local reverse mortgage specialist who is a broker, one who works with several lenders, has their Broker License/NMLS and preferably holds the Certified Reverse Mortgage Professional (CRMP) designation.

This material may be re-posted provided it is re-posted in its entirety and without modifications and includes the contact information, copyright information and the following link: http://wp.me/p4EUZQ-1q4

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Believe It Or Not, Reverse Mortgages Are NOT A Scam!

Posted on December 5, 2016 by Beth Paterson, CRMP

Comments under factual articles in the media, “warnings” to those interested in exploring a reverse mortgage, and even research says people are afraid of reverse mortgages because they think they are a scam.

Most people have, or had, a conventional mortgage using them to purchase their home or have refinanced their original purchase mortgage…these aren’t considered a scam. So why are reverse mortgages considered a scam?

A reverse mortgage is a loan to a homeowner using the home as collateral or security where the lender puts a lien against the property, just like conventional mortgage, but with special terms for those 62 and older.

The Home Equity Conversion Mortgage or HECM, the most common reverse mortgage, is insured by FHA for the purpose of providing a valuable financing alternative for senior homeowners to help them remain in their home and have access to funds by withdrawing a portion of their home equity.

Whether a conventional mortgage or a reverse mortgage, borrowers are responsible on how they use the funds from their loan. If not used wisely, with a conventional mortgage the borrower is said to be irresponsible; with a reverse mortgage it is said the lender took advantage of the borrower and it’s a scam. Why? It is the borrower who is making the choices.

Let’s compare the two.

	Reverse Mortgage	Conventional Mortgage
Loan Collateral	It is a loan using the home as collateral.	It is a loan using the home as collateral.
Title/Ownership	The title stays in the borrower’s name, they remain the homeowner.	The title stays in the borrower’s name, they remain the homeowner.
Interest Rate	Income or credit scores don’t affect the interest rate.	Interest rate can be impacted by one’s income and credit score. Limited income and poor credit means a higher interest rate.
Qualifying	One homeowner needs to be 62 or over. Income and credit history are used to for qualifying; to determine if borrowers meet HUD’s Financial Assessment requirements. If one has a history of late payments on debt and a low residual income, a Life Expectancy Set Aside may be necessary. Under some circumstances they may not qualify. These requirements are lower and less strict than a traditional loan.	Income and credit history and scores are used to for qualifying; low income and/or a poor credit may mean one doesn’t qualify for the conventional mortgage.

Closing Costs

Closing costs generally include origination fee, appraisal, title and recording fees. Closing costs could be offset by lender or broker credits but will likely have a higher interest rate.

FHA Mortgage Insurance Premiums are charged.

Closing costs are comparable to reverse mortgages…side-by-side comparisons have been done.

Closing costs generally include origination fee, appraisal, title and recording fees. Closing costs could be offset by lender or broker credits but will likely have a higher interest rate.

If doing a “Forward” FHA Mortgage Insurance Premiums are charged. On conventional mortgage one may be required to pay for Mortgage Insurance.

Closing costs are comparable to reverse mortgages…side-by-side comparisons have been done.

Loan Amount Borrowed

Initial amount borrowed is based on the age of the youngest homeowner, appraised value or FHA Lending Limit, expected interest rate and program chosen.

Over time the amount borrowed increases with the interest amount charged, FHA Mortgage Insurance Premium and draws being added to the loan balance. At some point the amount borrowed could be more than the value of the home at the time the loan was initiated.

If payments are made (they are optional), then they could decrease the loan balance.

Amount borrowed is based on appraised value of home, credit score, income, debts, and program chosen.

Receipt of Funds

Can receive funds as a line of credit, monthly payments to the borrower, lump sum or a combination of these.

Line of credit increases monthly so more funds become available over time. The available line of credit can never be withdrawn by the lender if borrower is abiding by the terms of the loan.

Conventional mortgage funds are drawn as a lump sum.

Home Equity Line of Credit (HELOC) creates a line of credit for a specific term and specific amount. The line of credit does not increase and the lender can withdraw the loan at any time.

Use of Funds

Borrowers benefit by having access to funds for whatever they need or want. It can be used for more immediate needs or as a financial planning tool or even to purchase a home.

Borrowers purchase a home or refinance to have funds for what they need or want.

Monthly Mortgage Payments

The advantage is monthly mortgage payments are not required make which takes away the risk of foreclosure from not making a monthly mortgage payment.

With a conventional mortgage or HELOC one has to make monthly mortgage payments. If the mortgage payments aren’t made, usually within 3 to 4 months, the foreclosure process will begin.

Payment Requirements

While monthly mortgage payments are not required, they can be made; it’s a choice of the borrower as to when, how much, how often, or not at all. Making payments reduces the loan balance.

With the adjustable rate, the funds are applied to the line of credit and can be re-borrowed without refinancing.

Payments are required to be made.

One has to refinance to access more funds.

Interest

Interest is accrued over the life of the loan. This increases the loan balance over the term of the loan.

If one chooses to make payments the loan balance will be decreased by the amount of payment(s) made.

Interest is paid each month along with the principal generally reducing the loan balance over the term of the loan.

If one has a balloon payment the full payment would be required at the end of the loan term…generally 10 to 15 years.

Borrower’s Responsibilities

Borrowers are responsible for keeping insurance on the property, paying property taxes and maintaining the home. As long as they abide by the terms of the loan they are not forced from their home.

If they don’t abide by the terms of the loan, they risk a foreclosure.

Borrowers are responsible for keeping insurance on the property, paying property taxes and maintaining the home. As long as they abide by the terms of the loan they are not forced from their home.

If they don’t abide by the terms of the loan, they risk a foreclosure.

Loan Term/Due Date

It is a loan and does need to be repaid at the end of the loan term. The reverse mortgage loan is not due and payable until the home is no longer the primary residence of the borrower. (Or if they don’t abide by the terms of the loan.) The due date on the mortgage is the 150th birthday of the youngest borrower.

It is a loan and does need to be repaid over the life of the loan. A conventional mortgage loan term has a due date generally in 15 or 30 years from the closing date. A HELOC’s loan term has a due date generally in 10 to 15 years from the closing date.

Equity Difference When Sold

When the loan is being repaid, if the home is sold for more than the loan balance, the borrower or their heirs receive the difference.

Non-Recourse

All reverse mortgages are non-recourse which means there is no personal liability to the borrower or their heirs. The loan is paid back only from the property.

Conventional loans can be non-recourse, it’s determined by the lender. Without the non-recourse factor the lender can be repaid from other assets of the borrower.

FHA Mortgage Insurance Premium Covers When Loan Due

If the loan balance is higher than what the home can be sold for when the loan is due, the FHA Mortgage Insurance covers the difference to the lender; the borrower or their heirs or tax dollars don’t cover this difference.

Staying in home when all funds used

Once a reverse mortgage is in place, even if one draws all the funds available from the reverse mortgage, the borrowers can stay in their home as long as they abide by the terms of the loan, i.e. pay property taxes and insurance, HOA dues if applicable, and maintain the home.

Borrowers stay in their homes even when all funds are drawn as long as they abide by the terms of the loan.

Protections

Requires counseling by a HUD approved 3^rd party counselor as a protection to help borrowers understand the details of the reverse mortgage. The processing cannot start until the counseling has occurred.

HUD regulates what lenders and third-parties may charge stating they must be customary and reasonable costs necessary to close the mortgage. Mark-ups are not allowed.

Disclosures and sample closing documents must be provided to borrowers at application.

No counseling required.

Mark-ups on such items as processing and underwriting fees and courier fees can be charged.

Lender/Bank and Investor Benefit

Lender makes money by the interest charged on the loan.

Would you loan money without receiving a benefit or compensation?

Lender makes money by the interest charged on the loan.

Would you loan money without receiving a benefit or compensation?

Use a reverse mortgage to stay in home As you can see, reverse mortgages compare to conventional mortgages and they are NOT a scam. As with any financial product, or any purchase for that matter, one should get the facts and understand the terms of what they are purchasing.

The loan officer one is working with should be explaining the features and terms of the reverse mortgage. Yes, unfortunately there are bad apples in every industry but that doesn’t mean the product is bad. The reverse mortgage industry has implemented protections to prevent borrowers from scam.

Don’t jump to conclusions! Understanding them, one might find the reverse mortgage is a viable option for their situation.

Blog posts’ information is current as of date post published, program is subject to change in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Senior Homeowners’ Foreclosures Should NOT Be Blamed On Reverse Mortgages

Posted on May 3, 2016 by Beth Paterson, CRMP

Homeownership We are seeing articles in the media about seniors with reverse mortgages who are losing their homes to foreclosure. Is this unfortunate? Yes! But let’s look at the reason rather than blaming the product, the reverse mortgage.

All homeowners regardless of age are responsible for paying their property taxes and keeping insurance on their home or risk losing it to foreclosure or not having funds to rebuild after damage to the home from a storm. This is true whether one has a reverse mortgage, a traditional loan, a Home Equity Line of Credit (HELOC), or no mortgage. Blaming the reverse mortgage for one’s lack of taking responsibility of general homeownership duties is misplaced by the media and the homeowners.

Several years ago I talked with a woman who was behind on her property taxes and the county was foreclosing on her. She could have qualified for a reverse mortgage, paid the back taxes, improved her cash flow with funds in a line of credit (or for others paying off a current mortgage and eliminating the monthly mortgage payment) and have funds to pay future property taxes and keep insurance on her home. Instead she listened to her brother who said reverse mortgages are bad, even though he had no basis for the statement and wouldn’t get the facts before making a decision. By listening to her brother and not doing the reverse mortgage, the county foreclosed on her property. She lost $280,000 in equity because she didn’t do the reverse mortgage and pay off the back taxes.

Stories about the county foreclosing on properties because one has not paid back taxes do not make the news…why?

Reverse mortgage maintains lifestyle The reverse mortgage can, and has, helped those 62 and older have the funds to pay their property taxes and insurance along with other homeowner responsibilities. More times than not we hear the stories on how the reverse mortgage has made a difference in the lives of seniors. How it has given them funds to cover their needs, maintain or improve their lifestyle, plan for their future long-term care needs or purchase a new home so they can downsize, move closer to their children or buy their dream home. See below links to articles on these uses.

The reverse mortgage lenders have reached out and worked with many borrowers who were delinquent in their property taxes and insurance to find a solution to help them get caught up on their late payments. Some used reverse mortgage proceeds, others worked out a payment plan. Because they have worked out a plan, these reverse mortgage borrowers are not facing the foreclosures. Only those who did not respond to lenders’ and/or work out a repayment plan are facing the foreclosures.

As of April 2015 a Financial Assessment is required to determine reverse mortgage borrowers’ ability and willingness to pay property taxes and insurance into the future. This consumer protection for borrowers helps make reverse mortgages more sustainable for seniors who want to remain in their homes. This assessment does take into consideration the occasional life circumstance where one may have been late on a payment.

Be educated about reverse mortgages Borrowers should take time to be educated and understand the reverse mortgage, as they should with any mortgage or financial product. With the reverse mortgage they are required to obtain 3rd party counseling where the counselor explains the product. The loan officer they are working with should also be explaining the features and terms of the reverse mortgage. Borrowers then get to decide whether they choose to proceed. It’s their decision and they should not blame a product they chose for their circumstances that likely benefited them over time.

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency

What You Need To Know When A Reverse Mortgage is Due and Payable – Respond Quickly

Posted on January 11, 2016 by Beth Paterson, CRMP

Reverse Mortgages provide benefits for homeowners 62 and older

A reverse mortgage can be very beneficial to homeowners who are 62 or older, giving them the opportunity to live in their home with improved cash flow and with no monthly payment (they are still responsible for property taxes, hazard insurance, maintenance, as well as flood insurance and HOA dues if applicable). During the term of the loan borrowers use their proceeds for everyday living expenses, retirement planning, long term care, purchasing a new home, fulfilling dreams and wishes and needs of retirement.

Unlike a traditional mortgage, the loan is not due until the borrower is no longer in their home as their primary residence. The due date on the mortgage is actually the 150th birthday of the youngest borrower. Of course this all depends on the terms of the loan being followed. As a non-recourse loan there is no personal liability, the loan is only repaid from the property, not from other assets. If the home is sold for more than the loan balance the borrower or estate keeps the difference.

The reverse mortgage does not automatically become property of the lender or bank nor do they automatically start foreclosure. Foreclosure is the last resort HUD and the loan servicers want to take.

One of the more common questions we as loan originators get is, “How long do I or my children have to pay off the reverse mortgage?” So what happens when the borrowers are no longer in their home?

Obviously it is nearly impossible to repay the loan the day it becomes due (the date of death or moving out of the home or not abiding by the terms). But there are some important details that need to be addressed right away. HUD has some pretty tight requirements the lender’s servicers must follow when it comes to satisfying the reverse mortgage repayment. (Not always the same as the lender, servicers are companies lenders contract with to handle the servicing of the loan. These are the companies who have mailed the monthly statements, release the line of credit funds or monthly payments, etc. during the term of the loan.)

Communication, communication, communication and more communication with the servicer is of the utmost important when a reverse mortgage borrower is no longer in their home. The borrower or their estate must move quickly in contacting the servicer so they can make use of the maximum time that can be allowed by HUD for satisfying the loan. And it must happen quickly after one is no longer in their home.

Following is an outline of the steps that must be taken when the reverse mortgage becomes due and payable.

The servicer must be notified within the 1st 30 days of the borrower being out of the home by death or moving, etc. Note it is based on the actual date of death or move out date, it is not based on the date the servicer is notified. This can be done over the phone followed up with written documentation.
Condolence/demand letter mailed from the servicer. This letter may seem harsh and insensitive but the wording is required to stress the importance of the loan being due and the time frames required to satisfy the loan.
Options are provided to satisfy the loan:
- Paying it off via sale of the home to a third party.
- A family member finding financing if they choose to keep the home.
- If it looks like the home value is less than the loan balance, contact the servicer to make arrangements to pay the loan at 95% of the appraised value. The servicer will order an FHA appraisal within 30 days.
  - The borrower or estate must be prepared for this and allow this by providing a contact to allow an appraiser access to the home. With the full appraisal, it can be used for a short-sale. If a full appraisal is not completed and they only do a “drive-by” one, another appraisal will have to be obtained for the short-sale.
- The borrower or the estate has the option to do a Deed In Lieu of Foreclosure. This is taking all personal property and “broom sweeping,” cleaning out debris and trash from the property then turn the marketable title over to the servicer.
- Walking away and allowing the lender to foreclose.
Within 30 days of receipt of the demand letter borrowers or their estate must respond to the letter and return a written “intent to satisfy the loan” document.
Within 60 days the servicer must receive copies of death certificate; copies of probate proceedings, appointment of executor, administrator or personal representative of the borrower’s estate; copies of the trust, Life Estate or Transfer on Death Deed if applicable.
Within 60 days the home has to be on the market documenting the intention of satisfying the loan. This documentation must be sent to the servicer immediately.
If intention is to not sell the home, documentation of financing to pay off the loan must be provided within 60 days.

IT IS IMPORTANT TO PROVIDE AND DOCUMENT THE INTENTION OF SATISFYING THE LOAN QUICKLY!

If the communication with the servicer is happening and necessary documentation is provided to the servicer in their time lines then the borrower or their estate are provided 6 months to satisfy the loan. It may be possible to receive up to two 3-month extensions. But this is where the communication is important. One must NOT assume they have this time. If the servicer does not receive the communication and documentation according to their time lines, they will start the foreclosure proceedings according to HUD’s requirements.

And what happens if one doesn’t notify the servicer or follow these time lines?

If one doesn’t notify the servicer or follow these times lines then a letter of demand will be resent. If no response to the demand letter is received the servicer will refer to an attorney to start foreclosure to collect the debt. The 1st action to start the foreclosure will begin within 180 days by the foreclosure attorney.

If the last surviving borrower passes and the servicer is not notified within 30 days of the death, a notice of foreclosure is sent and attorney contacted. The more time that passes the less time the estate has to satisfy the loan and avoid foreclosure.

Foreclosure of the reverse mortgage follows the laws of each state. There may be time to satisfy the loan even after the foreclosure has started however extra fees will be added to the loan balance.

Borrowers’ Responsibilities

Paying taxes, keeping hazard insurance on the property and if applicable, flood insurance, maintaining the property and not changing title are all borrower’s responsibilities under the terms of the loan.

Borrowers are responsible for providing the following information to servicers:

Complete required repairs according to timeline outlined at closing.
Responding to and returning the letters of occupancy that are mailed to borrowers on the anniversary of their reverse mortgage closing.
Providing proof that property taxes have been currently paid on an annual basis.
Changes to any of your insurances with the updated information, i.e. if you change from one insurance company to another letting them know who the new provider is.
If you are out of the home for extended period of times, i.e. for hospital or rehab stays or long term travel.

Be sure to timely open and review mail from lenders and servicers to ensure you are taking care of your responsibilities and responding to their communications.

If the servicer does not receive this information they will make attempts to obtain it. If they are unsuccessful in obtaining it they are required to notify HUD who will likely require the foreclosure process begin to meet their deadlines.

Default for Not Paying Property Taxes, Insurance, Abiding by Terms of Loan

If the loan has become due and payable due to lack of payment of taxes and/or insurance or not occupying the property according to the terms of the loan, HUD has the right to foreclose on the property. And this may happen! When this does happen, the borrowers are not losing their home due to the reverse mortgage but because they didn’t abide by the terms of the loan. If one doesn’t pay property taxes the county can, and does, foreclose whether there is a traditional mortgage, reverse mortgage or no mortgage.

When one is in default due to one of the terms of the loan not being adhered to the demand letter for repayment is sent. There may be options to cure the default so one should reach out to their servicer to see if they can qualify for one of these.

If an arrangement cannot be made to cure the default, the foreclosure process may begin and an attorney contacted.

Servicers Check Public Records

The servicers are regularly checking public records and will send the demand letter for repayment if they learn the last surviving borrower is no longer in the home or a borrower hasn’t paid property taxes, kept insurance on the home or maintained the property.

Funds Frozen

Once a loan payoff is requested the funds from one’s line of credit and/or monthly payments will be frozen. If you, the borrower, are thinking funds will be needed for the move, fixing the home for sale, etc. make sure funds are requested prior to the move and payoff request. The heirs, because they are not borrowers, cannot request funds.

Responsibilities continue

Until the loan is actually paid off, the borrowers or the estate are responsible for maintaining the property, paying property taxes, utilities, maintaining hazard insurance, flood insurance if applicable, on the property, etc. Interest and the FHA Mortgage Insurance Premium will accrue as well as a servicing fee if one was on the loan.

Keep reverse mortgage information with other important documents

I strongly encourage you to have your reverse mortgage information, lender, servicer contact information with your other important documentation so your estate can notify the servicer timely. Remember if the servicer is not notified timely and communication not continued, they are missing opportunities to have the time to satisfy the loan.

Some borrowers choose not to tell their children they are doing or have done a reverse mortgage. This is their right. Doing a reverse mortgage is their own personal financial decision. If this is your choice it is even more important to have your reverse mortgage information with your other important documents so they have the opportunity to respond timely.

Non-borrowing Spouse

This article does not address non-borrowing spouse situation. If you are a non-borrowing spouse and the borrowing spouse has passed, contact the servicer immediately. HUD has made provisions for non-borrowing spouses to possibly remain in the home but the servicer must be contacted immediately and additional documentation must be provided to determine one will qualify for this option.

I’m here to assist my borrowers

I, as a broker and loan originator, do not have access to the servicing information, however I am available even after the loan has closed to answer borrower’s questions and guide them through the process. I welcome the opportunity to guide and advise my borrowers on the steps they need to take and referring them to the servicer timely. Other reverse mortgage brokers also welcome the calls so while you ultimately need to talk with the servicer, don’t hesitate to reach out to your broker loan originator for some guidance.

Thanks to Ryan LaRose from Celink for assistance by providing information.

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Savvy Senior Sources…Talking With Experts TV Show Released

Posted on May 18, 2015 by Beth Paterson, CRMP

I’m excited to announce the release the new TV show, Savvy Senior Sources…Talking With Experts that I host and produce. The series of TV shows talk with experts for guiding your way through resources A to V in areas that seniors, their families, caregivers, and trusted advisors will find helpful for planning, aging in place with the ability to stay in their homes and remain independent or where to turn if and when going through the transition. The shows give viewers the opportunity to “meet” the trusted providers of senior services before making a phone call to them.

Brought to you from Savvy Senior Sources, LLC, Reverse Mortgages SIDAC and GWG Life, LLC are proud sponsors of the shows.

Please tune in and subscribe to the YouTube Channel Savvy Senior Sources to be notified when the new shows are broadcast. https://www.youtube.com/channel/UCmgVGVbfY6-RcHkeBc7WmPQ/feed

Enjoy the shows!

Blog posts’ information is current as of date post published, program is subject to change in in the future. Contact us for current information, 651-762-9648.

This site or the information provided is not from, or approved by, HUD, FHA, or any US Government or Agency.

Minnesota Reverse Mortgages SIDAC

Minnesota Reverse Mortgage Information, Facts and News from the Experts Excelling in Service

Tag Archives: Reverse Mortgages News

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Meet our HECM Reverse Mortgage Borrowers

Senior Homeowners Benefit from Reverse Mortgages

Refinancing A Reverse Mortgage – Should you?

Believe It Or Not, Reverse Mortgages Are NOT A Scam!

Senior Homeowners’ Foreclosures Should NOT Be Blamed On Reverse Mortgages

What You Need To Know When A Reverse Mortgage is Due and Payable – Respond Quickly