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Two Main Categories
There are many different home mortgage loans available but most fall into two main categories. To go with an adjustable or a fixed rate home mortgage loan is a matter of personal taste and goals. To make this decision one must fully understand the fundamental differences between the two types of loans. What may be a great choice for one individual may be a very wrong choice for another. There are advantages and disadvantages to both types of mortgage loans.
Advantages of Fixed Rate Loans
The fixed rate home mortgage loan is good for the person who needs to be able to know exactly what their loan payments are going to be from year to year. The person who finds his stomach tying up in knots over the prime interest rate is a prime candidate for this type of loan. The fixed rate loan is the choice for the person who does not like risk. This loan has an interest rate that does not change with the fluctuations in the economy. Even if the interest rates go up, this loan will not change. If you are planning on being in your home for a long time, then this is the best way to go.
Disadvantages of Fixed Rate Loans
If the interest rates drop significantly over the life of the fixed rate home mortgage loan than the person with this type of loan will be at a grave financial disadvantage. The way to combat this negative effect is to refinance the loan at a lower rate. Though at the moment this is usually not a problem it may prove troublesome if the person has experienced significant debt problems or if the value of the property has decreased significantly. The total cost of this loan can be significantly higher than an adjustable rate loan if the interest rates have dropped.
Advantages of Adjustable Rate Loans
The adjustable rate home mortgage loan is a good option for those that don’t mind a little risk. This loan will fluctuate with the economy and if the interest rates drop there can be a great deal of savings realized by using this form of loan. When interest rates drop this is a great loan to be in, therefore making it a wise choice for the person that has reason to believe that the interest rates will be heading down. his is also a wise choice of loans for the person who doesn’t intend to be staying in the loan for a long time.
Disadvantages of Adjustable Rate Loans
An adjustable rate home mortgage loan can be hazardous if the interest rates skyrocket without income increasing to match. It is important to have a rate cap on this type of loan to prevent fluctuations in the economy from eroding your ability to maintain the loan. The stress of worrying about whether next month’s payment will be more than you have been paying previously is more discomfort than most homeowners want to deal with on a long term basis.
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Help answer the question about best refinance home mortgage loan rate
I want to refinance my ARM to a fixed rate mortgage, what are the steps to take?I want to refinance my ARM to a fixed rate mortgage, what are the steps to take?
I have $67,934 mortgage+ $22,000 home equity loan=$89,934.
I want to pay it off in 15-22 years.
My credit score is 707.
The house is worth only $75k now.
We want to stay in the house for at least 5 more years.
Where do I find a good deal?
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August 27th, 2009 at 10:39 am
Right now rates are LOW, I would just refi instead of the HELOC that might cost you 7% on up. Why pay for 2 transactions.
August 27th, 2009 at 11:11 am
Whether or not you personally can do any kind of refinance depends on your credit, income, and the value of the home.
If you're asking if no or low closing cost mortgages exist? Absolutely. Typically the rates are a little bit higher, but honestly your rate is really high right now, it should still be significantly cheaper than 12.75 even with the bank paying the closing costs.
By the way check your Adjustable Rate Rider from your original mortgage. Odds are there are caps on how much and how often your rate will adjust. If you're paying this loan off in the next few years it may not even be possible for it to adjust up to 18.75 that quickly.
August 27th, 2009 at 3:57 pm
It may be too late if you have missed mortgage payments already but find an FHA Lender for a refi. The FHA program is back in favor now that people are in ARM's that are about to explode on them.
There are still plenty of Subprime Lenders who refi on bad credit but if you can go FHA, that will get you into a 30 year fixed with a very good rate. Yes, you will have to pay PMI, but it will likely be worth it depending on what your payments will adjust to.
Best wishes!
Me2Me2Me3@yahoo.com
August 27th, 2009 at 7:10 pm
Honestly, no I don't. You have two years of security left at a rate that is currently pretty hard to find. If you are planning on being in your home only 3-4 more years, then find out what your adjustment cap is. All 5-year ARM's have an adjustment cap that limits what the loan can adjust to initially, and depending on what that is, you may find it in your best interest to ride it out until you decide to sell. You have to consider the cost to refinance versus the monthly savings you'll get by refinancing. So, let's say that you decide to stay in the home for three years. You're rate is fixed for the next two years, and depending on it's adjustment cap, let's say two percent, your rate would be fixed for the third year at 7.25%. Depending on the size of your loan amount, your payment may only increase by $100 a month. Let's say the cost to refinance is $2000, it would then take you 20 months to break even on your costs, and if you were only in the home for 12 more months it would not make sense to refinance.
If you would like further details, or if you would like me to take a look at it, email me directly, I would be more than happy to. Hope this helps.
August 27th, 2009 at 9:03 pm
If you could get 6% on a cash out refinance without PMI and minimal costs, the new first mortgage would give you a lower average cost of funds and monthly payments.
On the other hand, if you have to pay a couple thousand in closing costs on a new first, the low closing cost on the 2nd might be better. It may really come down to how much additional borrowing you would be doing at the higher rate vs. what the difference in closing costs is.
To do a proper analysis, I would need more information. I would suggest calling a couple banks and having them put together some good faith estimates. The analysis is not difficult so any competent loan officer should be able to help you with it. Watch out for pressure to refinance the first. If you are only borrowing a few thousand on the 2nd (home equity), you are probably going to be better off going that route, the the LO may try to steer you into a new first as they can't make any money on a little loan.
Good luck.
August 28th, 2009 at 2:58 pm
because the loan was secured by real estate it is technically a mortgage. If you do refinance you will be looking at a either a new conventional mortgage or a new home equity loan.
August 28th, 2009 at 6:13 pm
August 30th, 2009 at 1:05 am
Try to hold out for 4.5% fixed for a 15 year loan. There is always the possibility of a 3.5% rate if the economy does not recover by summer..