Louisville Kentucky FHA Seller contributions can make a big impact for a first time home buyer struggling to save the required 3.5% down payment let alone all other related fees. A seller who understands the benefit and has the ability to offer assistance could make the difference between purchasing a home now and continuing to rent.
Louisville Kentucky FHA Maximum Seller Contributions
Louisville Ky FHA guidelines allow the seller to contribute up to 6% of the sales price toward the buyers closing costs, discount points, and prepaids. The seller is also allowed to pay the upfront mortgage insurance premium (MIP) which is typically rolled into the cost of the loan.
Common FHA Closing Costs:
Below is a list of customary fees associated with an Kentucky FHA loan. This is only an example of costs the seller may pay on your behalf and does not include all allowable costs per Kentucky FHA guidelines. Make certain your lender provides you with an itemized list known as a Good Faith Estimate.
Origination fee – The maximum origination fee is 1 percent of your loan amount, or 2 percent of the loan amount if it’s a home equity conversion loan.
Appraisal fee to determine the value of the home
Costs associated with your mortgage credit report
Attorney’s fees, title search fees, title insurance – Attorney’s fees are not typical in Colorado, but title fees are and can range from $250 to $1,500 depending on the home’s location.
Prepaid interest – You will pay interest accrued between the closing date and the end of the month.
Upfront premium for your Kentucky FHA mortgage insurance. This will be 1.5 percent of the loan amount, but you may be able to roll it into your loan.
Escrow amounts for future taxes and insurance – You will be required to pay 1 year of homeowner’s insurance and a few months of your property taxes.
Discount points (if applicable)
Up Front Mortgage Insurance Premium (MIP)
Buy Downs (cost incurred for a permanent or temporary interest rate buy down)While the total amount of your closing costs might seem like a hefty price to pay, keep in mind what you’re getting in return:A home you can call your very own.
1) FHA– 3.5% of the purchase price is required for a down payment. The 3.5% down has to come from buyerfunds or a buyer’s family member as a gift.
2) VA- No money down required. You have to be a veteran, spouse of deceased veteran, or active duty military to qualify for a VA loan.
3) USDA (aka Rural Housing)- No money down required. You have to purchase a home outside of Jefferson County and buy in an approved USDA county. Typically, most of the counties that surround Jefferson County are approved for USDA.
4) Conventional- As little as 5% down payment is required. 20% down payment might be required if the borrower/buyer has a lower credit score. When putting personal money down along with gift money on a conventional loan, the buyer must have 5% personal funds verified before any gift funds can be received. Gift funds can be used on top of the 5% personal funds to increase down payment or contribute to closing costs. The only exception to this rule with a conventional loan would be if the buyer is getting a 20% gift. If the buyer receives a 20% gift they would not be required to provide 5% of their own funds.
5) KHC or Kentucky Housing-
Down Payment and Closing Costs Assistance
Kentucky Housing recognizes that down payments, closing costs and prepaids are stumbling blocks for many potential home buyers. Here are several loan programs to help. Your KHC-approved lender can help you apply for the program that meets your need.
Purchase price up to $243,000.
Assistance in the form of a loan up to $6,000 in $100 increments.
Repayable over a ten-year term at 5.50 percent. A DAP of $6,000 over ten years at 5.50 percent interest would equal a payment of $65.12.
Available to all KHC first-mortgage loan recipients.
Purchase price up to $243,000.
Assistance up to $4,500
Repayable over a ten-year term at 1.00 percent.
Borrowers must meet Affordable DAP Household Income Limits.
More about down payment and closing costs
No liquid asset review and no limit on borrower reserves.
Specific credit underwriting standards may apply to down payment programs.
Here is what you need to know: When someone’s Louisville Kentucky FHA loan goes into foreclosure, that home becomes a HUD home.HUD becomes the owner of the home and offers the home for sale to recover the loss on the foreclosure. This can create a big opportunity for Louisville KentuckyFirst Time Home Buyers, because HUD will allow you to obtain an FHA loanand instead of 3.5% down, you only have to put $100 down.
Other things to consider:
The program is only for primary residences (No Investors)
You can get up to $5,000 in repairs (conditions apply)
So you’re asking how do I find these homes. As mentioned, only certain homes are available for the $100 down HUD program, so you need a Realtor that is knowledgeable about the program and has access to the bidding process. The bidding process can be overwhelming unless you are working with the right people. Call me today to get pre-approved and I can refer you to a Realtor in your area that can get you a home, with only $100 down.
Kentucky FHA Streamline loans can help homeowners lower monthly mortgage payments and interest rates. But what do you need to qualify for an FHA Streamline loan? To begin, you need an existing FHA mortgage—if you don’t have an Kentucky FHA loan but want to refinance, your options include conventional refinancing or applying for an Kentucky FHA refinancing loan.
If you have a conventional loan you wish to refinance with an FHA refinancing loan, you’ll need to apply with the usual credit check, employment verification, debt-to-income ratio requirements and other considerations. An FHA Refinancing loan can get you many of the same results—if you refinance from a conventional loan to an FHA-insured refinancing loan you may get better rates and lower payments.
For those who do have an Kentucky FHA home loan, the other requirements for FHA Streamline include:
Being current on the existing loan with all mortgage payments made on time for the last year.
You must own the original property for at least six months before you can qualify for refinancing.
To refinance you’ll need an FHA-approved lender. If you don’t want to use your current lender, any bank you choose must be FHA approved.
FHA Streamline loans do not require an appraisal, but a no-appraisal loan cannot exceed your current loan.
Closing costs must be paid up front or arranged for through a “no-cost” FHA Streamline loan. You may also choose to include the closing costs into your loan a “with appraisal” FHA Streamline loan. In these cases you must have enough equity in the home to cover the extra amount.
There is another Streamline product made for those who want a refinancing plan to help them modify or improve the home. This is known as an FHA Streamline 203(k) Loan. The 203(k) is similar to ordinary Streamline loans with a few exceptions.
The 203(k) has a minimum of $5,000. The maximum loan amount is $35,000. This amount is added to your mortgage for weatherizing your home, removing lead paint and many other home improvements that don’t involve major alterations of the home.
You are required to use at least one contractor to do the repair work. Self-help renovations are not allowed unless the borrower can prove they have proper expertise.
When choosing a contractor, FHA guidelines state you must get an estimate which is broken down into specifics regarding the costs of each project. Contractors must sign an agreement to do all the work included in the estimate for the amount and within the time specified.
You must obtain all permits required by law.
There are restrictions on 203(k) Streamline refinancing loans. You cannot use the 203(k) loan to do major structural repairs such as altering a load-bearing wall or work that needs architectural plans. If your home improvement work exceeds $15,000 the FHA requires you to have a third-party inspection after the job is done. You are permitted to make two payments to each contractor. If you do the work yourself as a qualified builder, the same rule applies.
When borrowing under the FHA Streamline 203(k) program you must “close out” the loan when the work is complete. According to FHA.gov, you may be required to furnish “mortgagor’s acknowledgement of satisfactory completion…mortgagee’s inspection report(s), change orders, mortgagee accounting of the escrow funds, and record of disbursements.” It’s important to keep records of these items and more to prove the work was completed according to the agreement and in a timely manner.