Monday, February 25, 2008

Credit… A Key To Wealth Building

Credit is the key to wealth building. Before you embark on any financial transaction you must understand your credit. Do you have good credit, ok credit, at risk credit?

A credit report is a snapshot of one’s payment history. It is used by lenders, insurance companies, landlords, and employers to determine a consumer’s willingness to pay and demonstrate their credit worthiness. One’s credit report and their FICO score (ranging from 300-850) will help financial institutions decide if one is eligible for a loan and if so what type of interest rate they can obtain. As consumers, we must use our credit reports to prove to others that we are a good risk when they consider us as a potential borrower, employees, tenants, etc.

Your credit score determines the interest rates you receive on home loans, car loans and credit cards. The better your credit score is the better the interest rate.

When you pay a lower interest rate (also considered the cost of taking the loan out) you save thousands of dollars in wasted interest and you build your equity much faster when you buy a home or any real estate investment.

FCLS understands that along the way good people face credit challenges. It is important to know that you deserve respect and fair lending practices regardless of your credit history. Yes you will pay higher interest rates on your loans; however you do not have to be gouged.

You can rebuild your credit regardless of your past history. The Fair Isaac Company, the company who created the system that tabulates your score, weighs the negatives and the positives through their software scoring system. Scores change daily based on activity and length of time since negative activity. If you work on adding new credit and rebuild your payment history your score will increase over time.

Consumers often surrender their credit and if you surrender your credit you will never build a solid financial future for your family.

Every year consumers are entitled to receive a free credit report from www.annualcreditreport.com.


ORDER YOUR CREDIT TODAY AND GET EMPOWERED!


FACTORS THAT AFFECT CREDIT SCORE

Payment History- 35%

It is recorded on your credit report each time you are 30/60/90 days on any of your credit obligations.

The more recent the late payment, the more of an impact it has on your credit score. Even if you are late on a $5 payment your score will be affected. If you do end up being late, catch up.

Amounts Owed- 30%

Consumers never want to appear as if they are overextended.
Aim to have a balance of less than 50% of the limit on all of your revolving accounts. Concentrate on paying down the balances each month. If you only pay the minimum payment required each month, a $3,000 credit card debt can take up to 20 years to pay off.

Length of Credit History- 15%

The longer an account is opened and in good standing with a particular creditor, the better. Avoid transferring balances too often because this will eliminate these relationships. It is important to establish a good history with our creditors.

New Credit- 10%

When applying or refinancing, keep all applications within 30 days of each other.
When you request a credit report yourself it will not affect your credit score.
Credit can be reestablished by opening new accounts and paying them on time.

Types of Credit Used- 10%

Diversify by having revolving accounts, installment accounts, merchant accounts.
Limit applications for new accounts, having 3-5 credit cards is sufficient.


TIPS TO IMPROVE YOUR CREDIT SCORE


Pay down your debts to below 50% of the credit limit. – If you have a $ 1,000 dollar credit limit on a credit card try to keep the balance below $500.

Make Payments on Time even after late pays.- A $10 late payment reported to the credit agencies, can pull your credit score down as drastically as a $200 payment. If you have been late get caught up. The further away from the late payments you are, the higher your score will get. Your score can be 550 today, because of a recent car late and increase within months if you get caught up and pay on time.

Check credit reports periodically and correct all inaccurate information. -Mistakes happen from late pays to credit fraud. Keeping up with your credit report allows you to catch the mistakes early enough to correct them. Consumers are entitled to receive a free credit report once a year from all credit agencies log on to www.annualcreditreport.com.

Pay off all past due and collection accounts- These accounts can come back to haunt you and bring down your score. After 7 years, you can write to Experian, Equifax or Transunion to have the collections removed. However if the debt is sold to another company before the 7 years is up even if it is 6 years and 11 months later, the collection company can add it on to your credit and the 7 year clock will start over again.

This means you could have a 700 credit score which is considered A credit and drop drastically depending on the debt that is added. Collections can also be placed as a lien on your property. This means if you decide to sell or refinance your home you will not be able to unless you pay off the collection and all accumulated interest.

Go back and negotiate your collections 25 cents on the dollar or 50 cents on the dollar with the debt collector. Also ask them for a letter of deletion before you make the payment. If you delete the collection it will be better than just showing it paid in full. Deleting collections or late pays will increase your score paying off collections will not but it will allow the clock to stop so your credit score can bounce back.

Open up a secured credits- When your credit score drops banks will not extend credit on credit cards without security deposits. Go to your local bank and apply for a secured card. The secured card allows the bank to extend a line of credit to you secured by a set amount you deposit in the bank. You can use the card and make payments as you would a regular card. You can only use up to the amount deposited. The card will start to raise your score as you use it and make monthly payments. If the card does not show up on your credit, simply write into the credit bureaus, Experian, Equifax, and Transunion and give them the card number, the name of the bank you have the card with, your address, your social security number, your name and they have 30 days to add the credit card onto your credit after they verify it with the creditor.

Retain older accounts proving good history and avoid opening unnecessary accounts- Closing accounts can hurt you keep your accounts open.

Prevent unsolicited promotional inquiries- You can opt out at www.optoutprescreen.com

Saturday, February 2, 2008

Foreclosure

How to Avoid Foreclosure

The guidance below is applicable to homeowners with FHA Insured loans. While a good deal of this information may apply to all homeowners in danger of losing their homes, not all of the foreclosure avoidance tools mentioned may be available to you if you have a VA or conventional loan. Additionally, HUD/FHA does not have any Loss Mitigation oversight over VA or conventional loans. Please contact your lender or a housing counseling agency.

Q: What Happens When I Miss My Mortgage Payments?

Foreclosure may occur. This is the legal means that your lender can use to repossess (take over) your home. When this happens, you must move out of your house. If your property is worth less than the total amount you owe on your mortgage loan, a deficiency judgment could be pursued. If that happens, you not only lose your home, you also would owe HUD an additional amount.
Both foreclosures and deficiency judgments could seriously affect your ability to qualify for credit in the future. So you should avoid foreclosure if possible.

Q: What Should I Do?

1. DO NOT IGNORE THE LETTERS FROM YOUR LENDER. If you are having problems making your payments, call or write to your lender's Loss Mitigation Department without delay. Explain your situation. Be prepared to provide them with financial information, such as your monthly income and expenses. Without this information, they may not be able to help.
2. Stay in your home for now. You may not qualify for assistance if you abandon your property.
3. Contact a HUD-approved housing counseling agency. Call (800) 569-4287 or TDD (800) 877-8339 for the housing counseling agency nearest you. These agencies are valuable resources. They frequently have information on services and programs offered by Government agencies as well as private and community organizations that could help you. The housing counseling agency may also offer credit counseling. These services are usually free of charge.

Q: What Are My Alternatives?

You may be considered for the following:
Special Forbearance. Your lender may be able to arrange a repayment plan based on your financial situation and may even provide for a temporary reduction or suspension of your payments. You may qualify for this if you have recently experienced a reduction in income or an increase in living expenses. You must furnish information to your lender to show that you would be able to meet the requirements of the new payment plan.
Mortgage Modification. You may be able to refinance the debt and/or extend the term of your mortgage loan. This may help you catch up by reducing the monthly payments to a more affordable level. You may qualify if you have recovered from a financial problem and can afford the new payment amount.
Partial Claim. Your lender may be able to work with you to obtain a one-time payment from the FHA-Insurance fund to bring your mortgage current.
You may qualify if:
1. your loan is at least 4 months delinquent but no more than 12 months delinquent;
2. you are able to begin making full mortgage payments.
When your lender files a Partial Claim, the U.S. Department of Housing and Urban Development will pay your lender the amount necessary to bring your mortgage current. You must execute a Promissory Note, and a Lien will be placed on your property until the Promissory Note is paid in full.
The Promissory Note is interest-free and is due when you pay off the first mortgage or when you sell the property.
Pre-foreclosure sale. This will allow you to avoid foreclosure by selling your property for an amount less than the amount necessary to pay off your mortgage loan.
You may qualify if:
1. the loan is at least 2 months delinquent;
2. you are able to sell your house within 3 to 5 months; and
3. a new appraisal (that your lender will obtain) shows that the value of your home meets HUD program guidelines.
Deed-in-lieu of foreclosure. As a last resort, you may be able to voluntarily "give back" your property to the lender. This won't save your house, but it is not as damaging to your credit rating as a foreclosure.
You may qualify if:
1. you are in default and don't qualify for any of the other options;
2. your attempts at selling the house before foreclosure were unsuccessful; and
3. you don't have another FHA mortgage in default.

Q: How Do I Know if I Qualify for Any of These Alternatives?

Your lender will determine if you qualify for any of the alternatives. A housing counseling agency can also help you determine which, if any, of these options may meet your needs and also assist you in interacting with your lender. Call (800) 569-4287 or TDD (800) 877-8339.

Q: Should I Be Aware of Anything Else?

Yes. Beware of scams! Solutions that sound too simple or too good to be true usually are. If you're selling your home without professional guidance, beware of buyers who try to rush you through the process. Unfortunately, there are people who may try to take advantage of your financial difficulty. Be especially alert to the following:
Equity skimming. In this type of scam, a "buyer" approaches you, offering to get you out of financial trouble by promising to pay off your mortgage or give you a sum of money when the property is sold. The "buyer" may suggest that you move out quickly and deed the property to him or her. The "buyer" then collects rent for a time, does not make any mortgage payments, and allows the lender to foreclose. Remember, signing over your deed to someone else does not necessarily relieve you of your obligation on your loan.
Phony counseling agencies. Some groups calling themselves "counseling agencies" may approach you and offer to perform certain services for a fee. These could well be services you could do for yourself for free, such as negotiating a new payment plan with your lender, or pursuing a pre-foreclosure sale. If you have any doubt about paying for such services, call a HUD-approved housing counseling agency at (800) 569-4287 or TDD (800) 877-8339. Do this before you pay anyone or sign anything.

Q: Are There Any Precautions I Can Take?

Here are several precautions that should help you avoid being "taken" by a scam artist:
1. Don't sign any papers you don't fully understand.
2. Make sure you get all "promises" in writing.
3. Beware of any contract of sale of loan assumption where you are not formally released from liability for your mortgage debt.
4. Check with a lawyer or your mortgage company before entering into any deal involving your home.
5. If you're selling the house yourself to avoid foreclosure, check to see if there are any complaints against the prospective buyer. You can contact your state's Attorney General, the State Real Estate Commission, or the local District Attorney's Consumer Fraud Unit for this type of information.

Q: What Are the Main Points I Should Remember?

1. Don't lose your home and damage your credit history.
2. Call or write your mortgage lender immediately and be honest about your financial situation.
3. Stay in your home to make sure you qualify for assistance.
4. Arrange an appointment with a HUD-approved housing counselor to explore your options at (800) 569-4287 or TDD (800) 877-8339.
5. Cooperate with the counselor or lender trying to help you.
6. Explore every alternative to keep your home.
7. Beware of scams.
8. Do not sign anything you don't understand. And remember that signing over the deed to someone else does not necessarily relieve you of your loan obligation.

Act now. Delaying can't help. If you do nothing, YOU WILL LOSE YOUR HOME and your good credit rating.