COVID-19 has shaken up most people’s lives and plans in a way many have never experienced before. If you were planning on selling, buying, or refinancing a home before COVID-19, you don’t need to put off your plans. NFM Lending is continuously adapting to market and industry changes to best serve you and your family. Read on to find out how NFM Lending can serve clients virtually.

Virtual Solutions

NFM Lending’s ongoing initiative to reduce paper usage has moved us toward a virtual experience, for those who want one, even prior to the pandemic. Almost every step of the mortgage application process can be done electronically, making the process more efficient for everyone involved. Loan applications can be completed online, as can the list of documents needed to move the loan forward. All documents can also be submitted safely through our Secure Document Upload (SDU) at your convenience using the device of your choice. For forms that require a signature, you have the option to review and sign them electronically. Though final closing documents need to be signed in front of a notary, we will let you know prior to closing so you can make arrangements with a notary and your title company.

Constant Communication

Regardless of environmental conditions, going through the mortgage or refinance process can be a daunting experience if you’re not fully informed. We have the ability to provide real-time electronic updates so you’re never in the dark about your loan. If you ever have questions about what’s going on, our loan originators and operations professionals are dedicated to answering questions and guiding you through the process. Whether you need a phone call, email, a quick text, or even a video call, NFM is here for you. Our staff is working remotely during this time, but still fully available to assist. We remain committed to ensuring you have an experience that’s as smooth as possible.

Even though there have been changes to the way we all normally do things, our mission to provide excellent service remains the same. The processes to purchase, sell, and refinance a home now may be a bit different, but they are still very doable. The technology available today will help minimize the challenges we’re facing during this pandemic. Together we will improvise, adapt, and overcome.

If you have any questions about how to proceed during this time, contact one of our licensed Mortgage Loan Originators.

As the weather starts to warm up, homeowners might begin thinking about home improvement projects. That’s why May is National Home Remodeling month! Owning a home is one of the biggest investments you’ll make, so it’s important to keep up with home maintenance.

As of 2015, 66% of the US owner-occupied housing stock was built before 1980, with around 38% built before 1970, according to the National Association of Home Builders (NAHB). Many of these homes are going to need repairs, renovations, or updates.

There are many renovation and repair loan options available, but we will focus on three: Conventional, FHA, and VA renovation. If you are looking for financial assistance for projects or you’re considering purchasing a home that needs a little TLC, here are a few loan programs for home remodeling.

FHA 203(K)

The FHA 203(K) renovation loan allows a qualified borrower to purchase or refinance a home and finance the cost of renovations/repairs into the overall final loan. (Not to exceed 110% of the after-improved value of the home). The repairs allowed on a 203(K) are not restricted to FHA required repairs that would be deemed necessary by a consultant and/or appraiser but can include a “wish list” of items such as:

• Modernization and improvements to the home’s function
• Structural alterations and reconstruction
• Elimination of health and safety hazards
• Reconditioning or replacing of plumbing; installing a well and/or septic system
• Adding or replacing roofing, gutters, and downspouts
• Adding or replacing floors and/or floor treatments
• Major landscape work and site improvements
• Enhancing accessibility for a disabled person
• Changes that improve appearance and eliminate obsolescence

Luxury items such as installation of a pool, BBQ pit, or even a hot tub are not allowed.

FHA offers two versions of the 203k program, Limited 203(K) and Standard/Full 203(K). All work must be completed within 180 days of closing.

Limited 203(K)

This program allows the borrower to finance into the loan limited/non- comprehensive repairs:

• repairs that are not structural in nature,
• do not require plans, and
• cost less than $35,000 in total renovation costs including miscellaneous fees*

NFM Lending requires a minimum of $3,500 in repairs for this program. A HUD consultant is not required to perform an inspection of the property on this type of renovation program but may be used.

Work cannot displace the borrower from the home for more than 15 days. If the house will be vacant for longer than 15 days, the Standard 203(k) must be used. The Limited program allows a disbursement at closing up to 50% of the estimated materials and labor costs before beginning construction but only when the contractor is not willing or able to defer receipt of payment until completion of the work, or the payment represents the cost of materials incurred prior to construction.

Standard/Full 203(K)

The Standard/Full 203(K) program allows the borrower to finance in many more items than the limited program.  Repairs with this type of 203(K) can include structural alterations, conversions from 1 to 4 units, work that requires plans, and many more.  A HUD-approved consultant is required. The borrower must meet with the consultant to determine not only the mandatory items but any “wish list” items that are to be included in the cost of repairs.

With the Standard program, the borrower can be displaced from the home for up to 6 months.  Mortgage payments can be financed into the loan for the time that the house is deemed uninhabitable during the renovation period. The HUD consultant will deem the number months that can be financed into the loan. Please inquire as to the availability of financing in mortgage payments with your 203K specialist.

Fannie Mae’s HomeStyle®

The Fannie Mae HomeStyle® Renovation loan allows a qualified borrower to purchase or refinance a home and finance the cost of renovations/repairs into one final loan. (The total renovation cost cannot exceed 75% of the after completed value of the home based on the appraisal or the total acquisition cost, whichever is less). The sales price plus the total cost of renovations is considered the total acquisition cost. All repairs must be completed within 180 days of closing.

Limited HomeStyle^®

This program allows the borrower to finance into the loan limited/non-comprehensive repairs:

• repairs that are not structural in nature,
• do not require plans, and
• cost less than $35,000 in total renovation costs including miscellaneous fees*

NFM Lending requires a minimum of $3,500 in repairs for this program. A HUD consultant is not required to perform an inspection of the property on this type of renovation program but may be used.

Standard/Full HomeStyle^®

The Standard/Full HomeStyle^® program allows the borrower to finance any type of repair including structural alterations and repairs, additions, work that requires architectural plans, and much more. The borrower must meet with a HUD consultant to determine the repairs to be included into the loan.

Up to 6 months mortgage payments can be financed into the loan for the time that the HUD consultant deems the house uninhabitable during the renovation period. Please inquire about the availability of mortgage payment financing with your renovation specialist.

VA Renovation

The VA renovation loan is a great option for Veterans who may be buying a home that needs a little work, or perhaps they want to do some modernization to their current home.

This program allows the borrower to finance into the loan limited/non-comprehensive repairs:

• cost less than $35,000 in total renovation costs including miscellaneous fees*

• repairs that are not structural in nature,

• do not require plans, and

• work must be completed within 30-45 days

Click here for more information about how to finance renovations or home improvements.

Every home is unique and will require varying repairs and updates. But with these mortgage loan options, your dream of updating your home or becoming a homeowner are possible!

You can also keep in mind the possibility of building your home from the ground up as there are many construction loan options available as well.

If you have any questions about renovation loans or want more information about the homebuying process, contact one of our licensed Mortgage Loan Originators. If you are ready to begin the process, click here to get started!

*Total renovations must not exceed $35,000; this is inclusive of repair amount, contingency of 10-15%, inspection fees, title update, permits and renovation fee.

During the homebuying process, you’ll come across many terms, such as debt-to-income (DTI) ratio. This ratio allows your lender to see the balance you have between your income and your debts. You need to understand your DTI ratio, so you can be in the best financial standing before applying for a loan.

Simply put, the DTI ratio measures your ability to manage the monthly payments on your mortgage. This is done by taking all your debt payments (car, student loans, mortgage) and dividing them by your gross monthly income. Your gross monthly income is the amount of money you make before taxes and other deductions.

For example:

Every month you pay your mortgage ($1,400), car ($150), and student loans ($250). Your total monthly debt is $2,100 ($1,400 + $150 + $250 = $2,100). Your gross monthly income is $6,500, making your debt-to-income ratio .32 or 32% percent ($2,100 ÷ $6,500 = 32%).

So why is this ratio so important? When applying for a mortgage, your lender needs to ensure you will be able to handle your monthly mortgage payment. Your DTI is the percentage of your income that will be covering your mortgage payments. Don’t rely on your DTI when setting a budget, as it does not account for all costs of living. You will need to still consider your additional expenses, such as food and utilities.

If your ratio is too high, you might not qualify for certain programs. Most lenders have a set ratio they look for, typically less than 36%. The higher your DTI is the tighter your finances will be. Your lender wants to ensure you are able to live comfortably and can easily cover all of your debts and costs of living. Don’t worry, if your DTI is higher than 36% you can still qualify for a loan.

Before applying for a loan, you should calculate your DTI. If you find your ratio to be on the higher side, you can take some steps to lower it. Pay off as much of your debt as possible before applying. You should also avoid making any large purchases or obtaining any additional debt. If possible, you can also look for ways to increase your monthly income.

Becoming a homeowner requires a lot of preparation, especially financial. To increase the likeliness of obtaining the loan you want, calculate your DTI and adjust as needed.

For more information about DTI or the homebuying process, contact one of our licensed Mortgage Loan Originators. If you are ready to begin the process, click here to get started!

When house-hunting for your new home, you might discover one that would be perfect for you but needs a bit of TLC. Don’t worry! An FHA 203k rehab loan is there to make your dreams of homeownership come true. This loan allows you to borrow both what you need to purchase the home and what you need to make repairs—an all in one mortgage. If you think this might be the option for you, take a look at our 8 steps to a 203k rehab loan.

Don’t be under the impression that you have to buy a house that’s in perfect condition. Renovating and making repairs will allow you to create exactly what you want, so keep this option in mind when you’re ready to find the home of your dreams!

You can find out more about 203(k) rehab loans here. For questions or more information about the homebuying process, contact one of our licensed Mortgage Loan Originators. If you are ready to begin the process, click here to get started!

Time's up

If you have a mortgage or are going through the homebuying process, you’ve probably heard of Fannie Mae and Freddie Mac. While the names might be familiar, there’s much to learn about the two biggest players in the housing market. We believe it is important for you to understand their roles in the industry and how they function. Here’s a quick rundown of what they are and what they do.

Who They Are: The names Fannie Mae and Freddie Mac are actually creative acronyms for their respective organizations. Fannie Mae represents the Federal National Mortgage Association (FNMA), and Freddie Mac the Federal Home Loan Mortgage Corporation (FHLMC).

What They Do: Fannie Mae and Freddie Mac are government-sponsored enterprises, more commonly known as GSEs. Their main function is to assist lenders by providing liquidity, or access to funds. This is done primarily through the purchase of loans from lenders. Lenders provide borrowers with loans for a home purchase or refinance, but they want to be able to do so for as many borrowers as possible. Most loans have a lifespan of around 30 years, but lenders are unable to wait out the lifespan before getting their money back. If they did, they could only help a few borrowers before running out of money. However, GSEs like Fannie Mae and Freddie Mac can make the 30-year commitment. Buying the loans allows lenders to have their money returned right away and lets them engage in further lending to more borrowers.

Here is an example of how this process works: A lender has provided a borrower with a 30-year, $100,000 loan to purchase a home. The lender is now out $100,000 and will have to wait 30 years before being fully paid back. They only had $100,000 to give, so now they don’t have any money to help other borrowers. Instead of taking on the loan, the lender sells it to Fannie Mae or Freddie Mac. Now they can use that money to help another borrower.

Quick Note: You might be wondering what Fannie Mae and Freddie Mac do with the loans they purchase. The two GSEs buy thousands of loans every day, but they don’t need to keep them all. Rather than holding onto all the loans, Fannie Mae and Freddie Mac can sell them to different institutions, such as City Bank or Wells Fargo. Because there are so many loans, the institutions like to buy pools, or collections of loans that have all the same parameters.

How They Compare: While very similar in function, there are some differences between Fannie Mae and Freddie Mac. Fannie Mae was established first in 1938, followed by Freddie Mac later in 1970. They use different Automated Underwriting Systems (AUS): Fannie uses Desktop Underwriter (DU) and Freddie uses Loan Prospector (LP). The two also differ in how they handle student loans, condominium reviews, and self-employed borrowers. However, the two are more similar than different. Both GSEs have set guidelines that every loan must meet before they purchase it, involving aspects such as income, asset, down payment, and credit requirements. They both provide conventional lending, rather than government lending like their competitor, Ginnie Mae. While Fannie Mae used to only offer a Debt-to-Income (DTI) Ratio of 45%, they recently matched Freddie Mac at 50%. Both also have a maximum Loan-to-Value (LTV) Ratio of 97%.

Without Fannie Mae and Freddie Mac, many Americans would be unable to purchase a home. Both are vital to the housing market, making it important that you have a general idea of who they are and their function, especially if you are beginning the homebuying process.

If you are interested in learning more about Fannie Mae or Freddie Mac or have any questions regarding the home buying process, contact one of our licensed Mortgage Loan Originators.

LINTHICUM, MD, June 22, 2017 — NFM Lending is pleased to announce the opening of a new branch in Virginia, led by Branch Manager Blane Stewart. The branch will focus its lending platform throughout Brandy Station and the surrounding area. NFM Lending offers Conventional, FHA, VA, USDA, FNMA, Jumbo, and many other loan options.

“Partnering with NFM Lending allows me to align with a successful company that is focused on optimizing the purchase process for our customers and partners,” said Stewart. “This will allow a Realtor and buyer experience that is consistently excellent every time. This comes from proactive, engaged and transparent communication from contact to closing.”

Stewart’s two branches are located in central Virginia, with the main office in Brandy Station.

“Blane was a ‘wow’ addition in so many ways that matter,” said Greg Sher, Chief Business Development Officer of NFM Lending. “His attitude, determination, honesty, integrity, and commitment to his craft make him a cut above most. We’re truly honored to have him and his team on our journey to the top.”

The branch is currently hiring qualified Loan Originators for full and part-time positions. The branch’s goal is to provide top-notch service, commitment, and dedication to borrowers, ranging from first-time homebuyers to seasoned buyers looking for their next home, a second home, or investment properties. Visit the branch page to learn more: www.nfmlending.com/va331.

About NFM Lending

NFM Lending is a mortgage lending company currently licensed in 29 states in the U.S. The company was founded in Baltimore, Maryland in 1998. They attribute their success in the mortgage industry to their steadfast commitment to customers and the community. NFM Lending has firmly planted itself in the home loan marketplace as “America’s Common Sense Residential Mortgage Lender.™” For more information about NFM Lending, visit www.nfmlending.com, like our Facebook page, or follow us on Twitter.

If you are looking to purchase a home, you may have wondered what is needed to qualify for a mortgage. When your lender is determining whether you qualify for a home loan, many factors you may not have considered may come into play. Here are a few mortgage do’s and don’ts to keep in mind during your home buying process.

• Don’t: Change jobs (without notifying your lender) – Changing jobs at any point during the home buying process can be risky. Changes to your income can make it more difficult for you to qualify for a loan. A new job may mean a change in pay structure; for example, you may go from a salaried position to something less stable, such as a commission-based job. But even if your pay structure remains the same, your lender may not be able to vouch for your ability to repay a home loan if you cannot show consistent income history.
• Do: Have all your required documentation in place – If you do plan on changing jobs, notify your lender ahead of time. They will able to provide you with advice and let you know what documentation will be required. Be prepared to document as much of your previous income as possible, and make sure you can provide pay stubs from your new position.
• Don’t: Apply for new credit cards – Your credit score is an important factor that your lender will consider when qualifying you for a mortgage loan. Applying for a credit card can affect your credit score, especially if you frequently open and close credit accounts.
• Do: Reduce your debts – Your debt-to-income ratio (DTI) is another factor your lender will consider when qualifying you for a mortgage loan. Your DTI refers to your monthly obligation on long term debts divided by your gross monthly income. The less consumer debt you have to make payments on each month, the less risky you may appear to a lender, and the more likely it is that you may be able to qualify for a home. Pay off and consolidate as much of your consumer debt (credit cards, student loans, auto loans, etc.) as you can prior to applying for a home loan.
• Don’t: Make any major purchases – It may be tempting to go out and spend a lot of money on furniture and appliances for your new place, but it’s important to wait until you close on your mortgage loan. You will want to keep your credit cards paid off, or at least to keep your balances low, to avoid negative effects on your credit score. You will also want to avoid deferred payment plans; even if payments aren’t due for months, it can still affect your DTI and your credit score.
• Do: Pay your bills on time – For any outstanding debt or bills you may have, make sure you are making your payments on time. Late payments can show up on your credit report and affect your credit score.

The mortgage process will require effort and patience, but moving into the home of your dreams will be worth it! If you have any questions about the mortgage or home buying process, contact one of our licensed Mortgage Loan Originators. If you are ready to begin the home buying process, click here to get started!

If you own your own business, you may have wondered whether this could make qualifying for a mortgage more difficult. And while you may have different considerations to keep in mind than a W-2 employee buying a home, with the right mortgage and real estate professionals by your side, you can achieve your dream of home ownership. Here are 4 tips for buying a home if you’re self-employed.

1. Save up for a down payment – Being self-employed can make you appear on paper to be a risky borrower, but you can avoid this by saving up for a down payment. Having the ability to put down a significant down payment may make you a more attractive candidate for a mortgage.
2. Take steps to improve your credit score – Even if you have good credit, it is worth it to speak with a credit counselor or financial planner about what you can do to improve your score. A higher credit score means you may qualify for more and be eligible for better rates as well. Just as with a higher down payment amount, a high credit score may make you a less risky candidate for a home loan.
3. Keep track of your business expenses – While it’s important to show your lender that you have a profitable business, it’s also important to make sure your overall taxable income is high enough to qualify for a home. If your business expenses are almost as high as your gross annual revenue, your taxable income will be low, which is how your lender calculates how much house you can afford.
4. Pay off your debts – Your debt-to-income ratio (DTI) refers to your obligation on long term debts divided by your gross monthly income. Your DTI is another factor that your lender will consider when pre-qualifying you. If you have credit cards with outstanding balances or other consumer debt, it’s a good idea to pay these off before applying for a home loan. Your monthly debt will be lower and your cash flow will be higher.

If you’re self-employed, the home buying process may seem daunting; but it doesn’t have to be! With careful preparation and planning, you can make your homeownership dreams a reality. If you have any questions about qualifying for a mortgage, contact one of our licensed Mortgage Loan Originators. If you are ready to begin the home buying process, click here to get started!

Over the past several months, we have answered the top questions about the top mortgage loan options. Our final blog in this series will answer the top 5 questions about United States Department of Agriculture (USDA) loans. If you are considering buying a home, read on to find out whether a USDA loan might be the right choice for you.

USDA Loans
USDA home loans are insured by the United States Department of Agriculture. This loan program allows low- and moderate- income households to purchase homes in eligible rural areas. Home buyers who do not qualify for a conventional mortgage may be able to purchase a home with a USDA loan.

• Who is eligible for a USDA Loan?
  Low- to middle- income home buyers looking to purchase houses in eligible rural areas may qualify for a USDA loan. Other USDA requirements can be found here. Your lender may also have other eligibility requirements, including a minimum credit score.
• How do I know if I meet the income requirements for a USDA loan?
  Income requirements for USDA loans vary by county, and are also based on the number of persons in your household. You can see what the income limits for your area are by visiting the USDA website.

• How can I find out if a property is in a USDA eligible area?
  The USDA website allows you to search property addresses to determine whether they meet Rural Development rural area requirements. What qualifies as rural may vary from place to place, but includes factors such as the area’s population and development.
• Can I purchase a second home with a USDA loan?
  USDA loans are designed to help eligible home buyers attain a primary residence, and cannot be used to obtain a second home.
• What are the benefits of a USDA loan?
  The chief benefit of a USDA loan is that it allows home buyers to obtain 100% financing* for the home, with no down payment required. Additionally, the USDA does not have loan limits in place, so your purchasing power may be higher than it would be with another loan program. Your lender will be able to help you determine how much you qualify for.

If you are looking to purchase a home in a rural area, a USDA loan may be the right financing option for you. For more information about USDA loans, please visit the USDA website. If you have more questions about buying a home with a USDA loan, contact one of our licensed Mortgage Loan Originators. If you are ready to begin the home buying process, click here to get started!

*100% financing, no down payment is required.  The loan amount may not exceed 100% of the appraised value, plus the guarantee fee may be included. Loan is limited to the appraised value without the pool, if applicable.