100% financing options for calpers members - updated 1/19/09
DESCRIPTION
CalPERS offers one of the only 100% financing options available by allowing participation annuitants to take out a personal loan secured by their retirement account.This loan program utilizes an FHA first mortgage in conjunction with a personal loan second to achieve 100% financing.We also review the newly released guidelines for the $7,500 federal tax credit released by the IRS earlier this month.TRANSCRIPT
A Complete Guide to CalPERS Home Purchase Loans
Thank You for Attending
We Will Begin in a MomentClass will begin at 7:00pm
Presented By:Broadview Mortgage Corporation
Presenter:
Scott Schang
Contact Information:
Phone: [email protected]
A Complete Guide to CalPERS Home Purchase Loans
The Purpose and Goals of this Class
• To Create and Empower Home Owners
• Educate you about Exclusive financing options for members of California Public Employees Retirement System - CalPERS
• Empower you with the ability to make educated decisions in the home buying process
• Introduce you to Broadview Mortgage Corporation as your CalPERS expert
A Complete Guide to CalPERS Home Purchase Loans
Topics We Will Cover In This Class
• Eligibility Guidelines for CalPERS Loans
• Available CalPERS Home Loan Options
• CalPERS Personal Loan Guidelines– 100% Financing Option
• $7,500 Federal Tax Credit
• Wrap Up and Take Aways
A Complete Guide to CalPERS Home Purchase Loans
Topics We Will Cover In This Class
• Ask Questions throughout presentation– You may type questions in at any time during the
presentation – Questions box on your screen
– CalPERS loan specialists are standing by to answer your questions during the presentation
– The only dumb question is the one you don’t ask
Write number down now in case you get disconnected
1-866-667-6724
A Complete Guide to CalPERS Home Purchase Loans
How CalPERS benefits from Program
– CalPERS pension fund invests in mortgage notes as mortgage backed securities
• CalPERS is not a lender
– Payments go back into CalPERS, pension fund
– CalPERS Home Loans are an investment vehicle for the CalPERS retirement fund
– Contributes to the growth and stability of your retirement system as a member of CalPERS
A Complete Guide to CalPERS Home Purchase Loans
Who is Eligible
– Active or inactive Member of the California Public Employees’ Retirement System – “CalPERS”
– Active or inactive Member of the Legislators’ Retirement System – “LRS”
– Active or inactive Member of the Judges’ Retirement System – “JRS”
– Retired and Annuitant Members are also Eligible
A Complete Guide to CalPERS Home Purchase Loans
Who is Eligible
– You must intend to occupy the property as your primary residence
– May only have one outstanding CalPERS Mortgage Loan at any given time
• If co-borrower on another CalPERS loan it must be paid in full
– There are no income limitations
A Complete Guide to CalPERS Home Purchase Loans
Property Qualifications
• Eligible Properties – Single Family Residence – Detached– 2-4 Unit Properties – Attached – *Conforming Only
• Up to $417,000 loan amount– Condominiums / Townhomes – Attached
• Must intend on occupying property as primary residence – No investment or second homes
• Home can be located in any State• You must move into home within 45 days of
note date – documents drawn
A Complete Guide to CalPERS Home Purchase Loans
Available Loan Options
– CalPERS Home Loan Programs can be used for• Rate and Term Refinance• Cash Out Refinance• Purchase of a new home
– Rate and Term and Cash out refinance options are not advantageous in the current state of the credit markets as of today’s date
– We will only be addressing Purchase Money Loan options in this class
A Complete Guide to CalPERS Home Purchase Loans
Available Loan Options
– If you do your research you will find offered…• Conventional Conforming Loan Options -
Fannie Mae & Freddie Mac – Non Government– 30 & 15 Year Fixed– 30 Fixed - 10 Year Interest only– 3/1 ARM– 5/1 ARM– 7/1 ARM - 7/1 ARM Interest only– 10/1 ARM - 10/1 ARM Interest only
• Conventional Non-Conforming Loan Options– 30 & 15 Year Fixed rate only– Loan amounts up to 4 times conforming
A Complete Guide to CalPERS Home Purchase Loans
Available Loan Options
– Although CalPERS Guidelines still show these programs as available - Markets have changed
– Underwriting guidelines have eliminated ARM and Interest Only programs over 80% loan to value
– Private Mortgage Insurance is required for any 1st loan amount above 80% loan to value
– PMI companies underwriting guidelines are significantly more strict and take precedence
• Minimum 720 Fico Score Required• Maximum 45% DTI• Maximum LTV 90%
A Complete Guide to CalPERS Home Purchase Loans
Available Loan Options
• Conventional Loan Program Review– Maximum 90% first mortgage
• Minimum 5% down payment• 5% CalPERS Personal Loan
– Minimum 720 Credit Score– Maximum 45% Debt to Income
• Low and No Down Payment Option Available
A Complete Guide to CalPERS Home Purchase Loans
FHA Fixed Rate – Low to No Down
• FHA Loans are Government insured - MIP– Up to 96.5% Loan to Value
• 3.5% minimum down payment
– Can be used in conjunction with a CalPERS personal loan to pay down payment
• Must meet requirements for personal loan
– Credit and Qualifying guidelines are much more flexible than conventional
– Can use non-occupying co-mortgagers to qualify
A Complete Guide to CalPERS Home Purchase Loans
FHA Purchase Loan Basics
• 2009 FHA Loan Limits– Based on MSA – from up to $625,500– “FHA Jumbo” is anything above $417,000
• Results in slightly higher interest rates
• Owner occupied only - 1-4 units ok• Loan limits increased for 2,3,4 units
– Limits determined by MSA – Call for details
A Complete Guide to CalPERS Home Purchase Loans
FHA Purchase Loan Basics
• FHA Loans require 2 types of Mortgage Insurance Premiums - MIP
– Upfront Mortgage Insurance Premium• 1.75% of Loan Amount• Can be financed into loan amount
– Monthly Mortgage Insurance Premium• .55% of Loan Amount• Included in monthly payment• Included on mortgage statement
A Complete Guide to CalPERS Home Purchase Loans
FHA Purchase Loan Basics
• Up to 6% seller concessions allowed on FHA loans with minimum down payment of 3.5%– 6% concessions allowed on conventional loans
with minimum 10% down payment– Seller concessions can be used toward closing
costs only, not down payment
• Full income documentation required– 2 years employment history– W2’s or Tax Returns– Current pay stubs
• No assets required for 1-2 unit properties
A Complete Guide to CalPERS Home Purchase Loans
Down Payment Assistance Program
• CalPERS Personal Loan Guidelines– Personal Loan is available to take out for the
purposes of contributing to the down payment required to purchase a home
– CalPERS Personal Loan is secured by Member’s retirement account with a pledge agreement.
– Funds are not withdrawn from the Member’s account, but used as collateral for the CalPERS Personal Loan
– Loan is treated as a liability and payment included in debt to income ratio
– No lien is placed against the property
A Complete Guide to CalPERS Home Purchase Loans
Down Payment Assistance Program
• CalPERS Personal Loan Guidelines– Eligible borrowers
• Active or inactive members of CalPERS, LRS and JRS
• Retired and annuitants members, and Tier Two Member whose contributions are service credits are not eligible for the Personal Loan
– Eligible uses for Personal Loan• Can be used in conjunction with a CalPERS
Mortgage Loan for the purposes of down payment assistance only
A Complete Guide to CalPERS Home Purchase Loans
Down Payment Assistance Program
• CalPERS Personal Loan Guidelines– Eligible Properties
• Single family residence - Detached• Condominiums - Attached• Planned Urban Development - PUD
– Must be occupied as principle residence– No multi family properties - 2 to 4 units not eligible
A Complete Guide to CalPERS Home Purchase Loans
Down Payment Assistance Program
• CalPERS Personal Loan Guidelines– Loan Type
• Personal loan is fixed rate, fully amortized– Loan Term
• Loan term is determined by loan amount– $1,000 - $1,499 3 Years– $1,500 - $2,999 4 Years– $3,000 - $4,999 5 Years– $5,000 - $9,999 10 Years– -$10,000 - $18,421 15 Years
– Minimum loan is $1,000 – Minimum term is 1 year
A Complete Guide to CalPERS Home Purchase Loans
Down Payment Assistance Program
• CalPERS Personal Loan Guidelines– Maximum Loan Amount
• Up to 5% of the value of the home or• Up to 50% of each Member’s current
contribution to retirement account• Maximum Personal Loan amount is $18,421
– Members may obtain their current contribution amount, available for use on a CalPERS Personal Loan by contacting CalPERS at 888-225-7377
• First loan amount can not exceed $350,000
A Complete Guide to CalPERS Home Purchase Loans
Interest Rate Float Down Policy
• There are two opportunities to float down your “locked” interest rate during purchase process– If interest rates drop – You automatically get the
lower rate
• Opportunity #1: At time of approval
• Opportunity #2: At time of drawing loan docs– Interest rate MUST be locked for 60 or 90 days
• Personal Loan is eligible for float down
A Complete Guide to CalPERS Home Purchase Loans
CalPERS Home Loan Review• Conventional conforming and non-conforming
loans require minimum 10% down payment– Can use Personal Loan up to 5% if eligible
• Can purchase 1-4 unit properties if primary– 1-2 unit properties if non-conforming loan amount
• Two free float down opportunities• FHA fixed rate first mortgage with Personal
Loan provides no down payment option• If you work in a Public School or Community
College – May be eligible for CalSTRS 80/17– 3% down payment required – No MIP
A Complete Guide to CalPERS Home Purchase Loans
“Red Flag” - FHA Approved lenders
• Many illegal “Branch” companies that are not approved to originate FHA loans
• Check official HUD website for approval status of lender - will provide link on site
• “Red Flags” include – a different company name and/or address on page 3 of loan application.
$7,500 Federal Tax Credit
• No-interest loan paid back over 15 years– Begin paying back 2 years after credit
• Must purchase on or before July 1st, 2009– Between April 8th, 2008 and July 1st , 2009
• Must be first time home buyer– Can not have owned in past 3 years
• 10% of purchase price up $7,500
• $7,500 - Married filing joint or Single taxpayer
• Married filing separate $3,750
$7,500 Federal Tax Credit
• Home bought in 2008 can be claimed on 2008 returns
• Home bought in 2009 can be claimed on 2008 (or amended 2008) return
• Income limit is $150,000 for married couple– Phase out maximum is $170,000
• Income limit is $75,000 for single taxpayer– Phase out maximum is $95,000
• Loan is paid back in 15 equal installments– Added to your tax liability if you owe– Deducted from your refund if over paid
$7,500 Federal Tax Credit
• You would be ineligible for Tax Credit if:– Your income exceed the phase-out range– You buy your home from a close relative. This
includes your spouse, parent, grandparent, child or grandchild
– You stop using your home as your main home– You sell your home before the end of the year– You are a nonresident alien– Your home financing comes from tax-exempt
mortgage revenue bonds - CalHFA– You owned another main at any time during the
three years prior to the date of purchase
Wrap up and Take Aways
– We are the Lender for all CalPERS, CalSTRS, CalHFA, FHA & VA, Conventional and Jumbo Loans
– We can Refer you to a qualified Real Estate Agent in your area
– We are more than happy to be your “second opinion” if you are already working with someone
– We are committed to educating and empowering homeowners - Join us for future classes
Wrap up and Take Aways
– You will receive a “Thank you” email with links to the information we’ve talked about here today
• Copy of power point presentation• Link to search HUD approved lenders• Link to search MSA Loan Limits• Dream Home Finder request• Secure on-line FHA loan application• Links to tools and resources we talk about in
all of our classes• A schedule of all upcoming classes
Upcoming Home Buyer Classes
• A Complete Guide to Buying Foreclosures and Short Sales
• A Complete Guide to Closing Costs and the Good Faith Estimate
• A Complete Guide to the CalSTRS 80/17 Home Purchase Program
• A First Time Home buyer’s Complete Guide to Credit and Qualifying
• A First Time Home Buyer’s Complete Guide to Hiring a Real Estate Agent and Finding the Best Deals
• A Complete guide to FHA Purchase Loan Options
Check back often for upcoming classes
Thank you for Attending
You input is ValuablePlease complete 2 question
survey when you log off
Presented By:Broadview Mortgage Corp.
Presenter:
Scott Schang
Contact Information:
Phone: [email protected]