Zeshu Financial Group
5807 S Garnett Rd Suite I
Tulsa, Oklahoma 74146
Toll Free 1-877-205-7266 | Fax: 918-459-6535
- Pre-Qualification
- Mortgage Programs and Rates
- The Application
- Processing
- Required Documents
- Credit Reports
- Appraisal Basics
- Underwriting
- Closing
- Summation
Pre-Qualification
Pre-qualification starts the loan process. Once a lender has gathered information about a borrower’s income and debts, a determination can be made as to how much the borrower can pay for a house. Since different loan programs can cause different valuations a borrower should get pre-qualified for each loan type the borrower may qualify for.
In attempting to approve homebuyers for the type and amount of mortgage they want, mortgage companies look at two key factors. First, the borrower’s ability to repay the loan and, second, the borrower’s willingness to repay the loan.
Ability to repay the mortgage is verified by your current employment and total income. Generally speaking, mortgage companies prefer for you to have been employed at the same place for at least two years, or at least be in the same line of work for a few years.
The borrower’s willingness to repay is determined by examining how the property will be used. For instance, will you be living there or just renting it out? Willingness is also closely related to how you have fulfilled previous financial commitments, thus the emphasis on the Credit Report and/or your rental payment history.
It is important to remember that there are no rules carved in stone. Each applicant is handled on a case-by-case basis. So even if you come up a little short in one area, your stronger point could make up for the weak one. Mortgage companies could not stay in business if they did not generate loan business, so it is in everyone’s best interest to see that you qualify.
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Mortgage Programs and Rates
To properly analyze a mortgage program, the borrower needs to think about how long he plans to keep the loan. If you plan to sell the house in a few years, an adjustable or balloon loan may make more sense. If you plan to keep the house for a longer period, a fixed loan may be more suitable.
With so many programs to from which to choose, each with different rates, points and fees, shopping for a loan can be time consuming and frustrating. An experienced mortgage professional can evaluate a borrower’s situation and recommend the most suitable mortgage program, thus allowing the borrower to make an informed decision.
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The Application
The application is the true start of the loan process and usually occurs between days one and five of the start of the loan process. With the aid of a mortgage professional, the borrower completes the application and provides all Required Documentation.
The various fees and closing cost estimates will have been discussed while examining the many mortgage programs and these costs will be verified by the Good Faith Estimate (GFE) and a Truth-In-Lending Statement (TIL) which the borrower will receive within three days of the submission of the application to the lender.
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Processing
Once the application has been submitted, the processing of the mortgage begins. The Processor orders the Credit Report, Appraisal and Title Report. The information on the application, such as bank deposits and payment histories, are then verified. Any credit derogatories, such as late payments, collections and/or judgments require a written explanation. The processor examines the Appraisal and Title Report checking for property issues that may require further investigation. The entire mortgage package is then put together for submission to the lender.
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Required Documents
If you are purchasing or refinancing your home, and you are salaried, you will need to provide the past two-years W-2s and one month of pay-stubs: OR, if you are self-employed you will need to provide the past two-years tax returns. If you own rental property you will need to provide Rental Agreements and the past two-years’ tax returns. If you wish to speed up the approval process, you should also provide the past three months’ bank, stock and mutual fund account statements. Provide the most recent copies of any stock brokerage or IRA/401k accounts that you might have.
If you are requesting cash-out, you will need a “Use of Proceeds” letter of explanation. Provide a copy of the divorce decree if applicable. If you are not a US citizen, provide a copy of your green card (front and back), or if you are NOT a permanent resident provide your H-1 or L-1 visa.
If you are applying for a Home Equity Loan you will need, in addition to the above documents, to provide a copy of your first mortgage note and deed of trust. These items will normally be found in your mortgage closing documents.
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Credit Reports
Most people applying for a home mortgage need not worry about the effects of their credit history during the mortgage process. However, you can be better prepared if you get a copy of your Credit Report before you apply for your mortgage. That way, you can take steps to correct any negatives before making your application.
A Credit Profile refers to a consumer credit file, which is made up of various consumer credit reporting agencies. It is a picture of how you paid back the companies you have borrowed money from, or how you have met other financial obligations. There are five categories of information on a credit profile:
- Identifying Information
- Employment Information
- Credit Information
- Public Record Information
- Inquiries
NOT included on your credit profile is race, religion, health, driving record, criminal record, political preference, or income.
If you have had credit problems, be prepared to discuss them honestly with a mortgage professional who will assist you in writing your “Letter of Explanation.” Knowledgeable mortgage professionals know there can be legitimate reasons for credit problems, such as unemployment, illness, or other financial difficulties. If you had problems that have been corrected (reestablishment of credit), and your payments have been on time for a year or more, your credit may be considered satisfactory.
The mortgage industry tends to create its own language, and credit rating is no different. BC mortgage lending gets its name from the grading of one’s credit based on such things as payment history, amount of debt payments, bankruptcies, equity position, credit scores, etc. Credit scoring is a statistical method of assessing the credit risk of a mortgage application. The score looks at the following items: past delinquencies, derogatory payment behavior, current debt levels, length of credit history, types of credit and number of inquires.
By now, most people have heard of credit scoring. The most common score (now the most common terminology for credit scoring) is called the FICO score. This score was developed by Fair, Isaac & Company, Inc. for the three main credit Bureaus; Equifax (Beacon), Experian (formerly TRW), and Empirica (TransUnion).
FICO scores are simply repository scores meaning they ONLY consider the information contained in a person’s credit file. They DO NOT consider a person’s income, savings or down payment amount. Credit scores are based on five factors: 35% of the score is based on payment history, 30% on the amount owed, 15% on how long you have had credit, 10% percent on new credit being sought, and 10% on the types of credit you have. The scores are useful in directing applications to specific loan programs and to set levels of underwriting such as Streamline, Traditional or Second Review. However, they are not the final word regarding the type of program you will qualify for or your interest rate.
Many people in the mortgage business are skeptical about the accuracy of FICO scores. Scoring has only been an integral part of the mortgage process for the past few years (since 1999); however, the FICO scores have been used since the late 1950′s by retail merchants, credit card companies, insurance companies and banks for consumer lending. The data from large scoring projects, such as large mortgage portfolios, demonstrate their predictive quality and that the scores do work.
The following items are some of the ways that you can improve your credit score:
- Pay your bills on time.
- Keep Balances low on credit cards.
- Limit your credit accounts to what you really need. Accounts that are no longer needed should be formally cancelled since zero balance accounts can still count against you.
- Check that your credit report information is accurate.
- Be conservative in applying for credit and make sure that your credit is only checked when necessary.
A borrower with a score of 680 and above is considered an A+ borrower. A loan with this score will be put through an “automated basic computerized underwriting” system and be completed within minutes. Borrowers in this category qualify for the lowest interest rates and their loan can close in a couple of days.
A score below 680 but above 620 may indicate underwriters will take a closer look in determining potential risk. Supplemental documentation may be required before final approval. Borrowers with this credit score may still obtain “A” pricing, but the loan may take several days longer to close.
Borrowers with credit scores below 620 are not normally locked into the best rate and terms offered. This loan type usually goes to “sub-prime” lenders. The loan terms and conditions are less attractive with these loan types and more time is needed to find the borrower the best rates.
All things being equal, when you have derogatory credit, all of the other aspects of the loan need to be in order. Equity, stability, income, documentation, assets, etc. play a larger role in the approval decision. Various combinations are allowed when determining your grade, but the worst-case scenario will push your grade to a lower credit grade. Late mortgage payments and Bankruptcies/Foreclosures are the most important. Credit patterns, such as a high number of recent inquiries or more than a few outstanding loans, may signal a problem. Since an indication of a “willingness to pay” is important, several late payments in the same time period is better than random lates.
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Appraisal Basics
An appraisal of real estate is the valuation of the rights of ownership. The appraiser must define the rights to be appraised. The appraiser does not create value, the appraiser interprets the market to arrive at a value estimate. As the appraiser compiles data pertinent to a report, consideration must be given to the site and amenities as well as the physical condition of the property. Considerable research and collection of data must be completed prior to the appraiser arriving at a final opinion of value.
Using three common approaches, which are all derived from the market, derives the opinion, or estimate of value. The first approach to value is the COST APPROACH. This method derives what it would cost to replace the existing improvements as of the date of the appraisal, less any physical deterioration, functional obsolescence, and economic obsolescence. The second method is the COMPARISON APPROACH, which uses other “bench mark” properties (comps) of similar size, quality and location that have recently sold to determine value. The INCOME APPROACH is used in the appraisal of rental properties and has little use in the valuation of single family dwellings. This approach provides an objective estimate of what a prudent investor would pay based on the net income the property produces.
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Underwriting
Once the processor has put together a complete package with all verifications and documentation, the file is sent to the lender. The underwriter is responsible for determining whether the package is deemed an acceptable loan. If more information is needed, the loan is put into “suspense” and the borrower is contacted to supply more information and/or documentation. If the loan is acceptable as submitted, the loan is put into an “approved” status.
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Closing
Once the loan is approved, the file is transferred to the closing and funding department. The funding department notifies the broker and closing attorney of the approval and verifies broker and closing fees. The closing attorney then schedules a time for the borrower to sign the loan documentation.
At the closing the borrower should:
- Bring a cashiers check for your down payment and closing costs if required. Personal checks are normally not accepted and if they are they will delay the closing until the check clears your bank.
- Review the final loan documents. Make sure that the interest rate and loan terms are what you agreed upon. Also, verify that the names and address on the loan documents are accurate.
- Sign the loan documents.
- Bring identification and proof of insurance.
After the documents are signed, the closing attorney returns the documents to the lender who examines them and, if everything is in order, arranges for the funding of the loan. Once the loan has funded, the closing attorney arranges for the mortgage note and deed of trust to be recorded at the county recorders office. Once the mortgage has been recorded, the closing attorney then prints the final settlement costs on the HUD-1 Settlement Form. Final disbursements are then made.
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Summation
A typical “A” mortgage transaction takes between 14-21 business days to complete. With new automated underwriting, this process speeds up greatly. Contact one of our experienced Loan Officers today to discuss your particular mortgage needs or Apply Online and a Loan Officer will promptly get back to you.
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In our shameless attempt top get our industry best mortgage lending and home mortgage lender products in front of great customers like you, we have put together the following industry related words that customers such as yourself have been known to type into their search engines when looking for Tulsa mortgage lenders. For more information on the Tulsa mortgage lending packages that we offer to Tulsa area consumers and new home buyers we highly recommend that you would call our Tulsa office today at 1-877-205-7266. Some of our newest services extend beyond just offering Tulsa mortgage packages and Tulsa mortgages for the average customer. We now offer credit repair services that are the best in the city. With our full-time staff of credit and financial experts, ZFG is not available to repair the credit of many Tulsa residents which helps them turn their home buying dreams into a reality with more quickness than a Reggie Bush punt return. As a team our Tulsa mortgage rates are some of the best in the industry. We are now able to refinance many different types of loans and we are now becoming known throughout the state of Oklahoma as the best lenders in the state, not just the “OK mortgages lenders” that many Tulsans have grown accustomed to. At ZFG we will work without sleep and we will tirelessly to refinance your mortgage if it is possible. Our team will quickly, honestly and accurately process your paperwork so that you can take advantage of the ultra-low interest rates currently available. In our industry there are so many different variables that can determine what kind of loan that you can or cannot qualify for, but don’t be overwhelmed. Submit your paperwork to us today and we will begin working through the paper work in quick order to let you know what the best strategy should be for us to work in order for you to be able to secure the funds that you need to turn your financial aspirations in a tangible reality. If you are like many Tulsans you might find yourself spending considerable amounts of time looking on the internet for the lowest Tulsa mortgage rates offered by local Tulsa brokers and local Tulsa based banks. Basically at ZFG, our network is so extensive that we can connect you with sources of funding that you would previously not be able to find on your own. Insurance funds, and various other investor networks are accessible by the tulsa mortgage lenders at ZFG mortgage of Tulsa. As you begin your loan process you might find yourself looking to get a pre-approval letter before you begin your actual house search. Now, although that a pre-approval letter merely offers you an ballpark figure as to what type of loan you would qualify for, this does not mean that this is amount of money that you should spend on your mortgage. The pre-approval letter does not obligate our lending institution to lend you the funds, or any other lending institution to lend you funds, however it does offer you a ballpark and general idea as to what we might offer you if your financial information all checked out to be the way that you initially reported it to be. When determing how large of a loan that you should be applying for as you seek a Tulsa home loan or as your seek to refinance your home loan, you need to look closely at your other financial obligations that currently exist. Many first time buyers make the mistake of buying the most home that they are approved for, essentially spending to their max capacity, and although we might be able to lend you the funds needed to secure a home of this size, you will be extending yourself financially to the point where you are financially stressed out and fully extended. As a general rule you do not want to borrow more than 3 times your annual income. Thus, if you are making $40,000 per year, then you would not want to be applying for a loan larger than $120,000 unless you are seeking to over-extend yourself financially. Also, you should not ever be spending more than 28% on your home loan payments including insurance, primary mortage insurance, heating, cooling and maintaining your home. By doing this you will be able to build up considerable amounts of home equity. By keeping your debt to income ratio relatively low, you will also be able to have extra money left over at the end of each month to build financial wealth using your existing cash flow. For more information on cash flow and the importance of maintaining a positive cash flow, we highly recommend that you would consider checking out Robert Kiyosaki’s book entitled “Rich Dad, Poor Dad.” This book examines that life of Robert Kiyosaki who was raised by a college educated college professor who taught him certain financial principles that he now associates with being the ideas of a “Poor Dad” because his college educated Father was always struggling financially regardless of how much money he was actually making. Robert then explains how his friend’s father unveiled certain financial principles that allowed him to live as a “Rich Dad” to his friend despite the fact that he did not have a college degree. This book is very education and is written in a very easy to understand format that you would enjoy. Back to the verbage. If you are looking for a free rate quote to find the best mortgage rates for your unique situation as a Tulsa area buyer, then you will want to call ZFG mortgage today. During a typical day at the ZFG office you might here the following words and phrases shouted, discussed or spoken at the office: Tulsa mortgage lenders, mortgage tulsa brokers, Compare Tulsa, Oklahoma, mortgage lenders and brokers. Tulsa service directory of mortgage professionals, Current mortgage rates and quotes from multiple lenders in Tulsa, OK, Tulsa Home Mortgages, Tulsa Home. If you are growing tired of spending money and you are looking for innovated ways to save money by putting the low interest rates (currently avaiable) to work for your home and family, then you will want to give us a call today at ZFG mortgage of Tulsa at 1-877-205-7266. 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If for some reason you still find yourself reading this section of the website we sincerely apologize, however we will work tirelessly to secure you the best possible rates in the Oklahoma mortgage business. Despite the news reports we do have access to millions of dollars of funds for private loans and for mortgages in the tulsa area, oklahoma mortgages in not just what we do, it is who we are. From our experience working in the industry we have discovered that local lending instutions are the best solutions for securing home loans. For most people home mortgages represent the largest purchases they will ever make, and thus we want to make sure that this decision is backed by financial resources that make sense for your unique needs and financial situations.
At Zeshu Financial we do currently offer: FHA, refinancing loans, credit repair, debt consolidation, construction loans, bridge loans, VA loans. Take a moment and make the call that connect you with the funding that you need to improve your overall quality of life. At ZFG financial we offer complete financial education and advisement services that serve as a practical way for you to learn about mutual funds, mortgages, ammorization schedules, tulsa money market accounts, life insurance policies, credit repair, commercial businss loan services, iras, lending institutions, tulsa mortgage brokers, entrepreneurship, tulsa business advisement, lending, tulsa new home construction, debt to income ratio and various things about Will Clark’s baseball career. If you are working on securing a home loan, you should use your home to eliminate the bad debts that are burdening your financially on a monthly basis. If you are working to put your kids through a higher education system using college funds that have been primarily earned through interest you have earned while investing passively in various financial vehicles that make sense, then you are not alone. Call ZFG mortgage today and we will show you how you can get the cash you need out of your house with our cash out loans. Online banks, online bill payment, high-interest credit cards are demons, high-interest credit card, oklahoma city loans, oklahoma city mortgages, oklahoma city loan rates, oklahoma city mortgage rating, oklahoma city certificate of deposit, oklahoma city loan, loans in okc, tulsa metro area, oklahoma city metro area, oklahoma city new homes and raw can sugar.
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Zeshu Financial Group
5807 S Garnett Rd Suite I
Tulsa, Oklahoma 74146
Toll Free 1-877-205-7266 | Fax: 918-459-6535
