Rebecca Oconnor asked:




Writer Dan Ackman notes in an article at http://www.forbes.com that a recent report by Goldman Sachs shows “in 2004, Americans withdrew $640 billion in equity from their homes–by selling them, taking home equity loans or by refinancing. This was twice the total of 2001, showing that cash-outs have been rising even faster than home prices, which is very fast indeed.” No doubt about it, Americans are using their equity!

The home equity process is streamlined these days as more and more consumers utilize their computers in acquiring loans. Information is limitless on the internet with websites such as http://www.about.com and search engines allowing consumers to answer their questions with a few keystrokes. Gone are the days of going from bank to bank to find the best rate and product. Loan applications now start online. There’s no time better than the present to take a closer look at how equity loans work and how to make your equity work for you.

What is a Home Equity Loan?

Equity loans are 2nd mortgages that are secured by the value of your home. Today you can get a 2nd mortgage without having to refinance your current mortgage. The amount of equity available to you is based on the loan to value ratio, which is the value of the loan against the fair market value of your home. So a loan of $65,000 on a $100,000 home has a loan to value ratio of 65 percent. The standard ratio is 80%, but some lenders have loans with a loan to value of 100% or even 125%.

There are two types of these second mortgages. You can either get a home equity line of credit (HELOC) or a home equity loan. An HELC works much like a credit card. It’s a revolving line of credit that can be paid off and used again. Equity lines of credit however, have a variable interest rate. Home equity loans on the other hand, involve getting all of your cash out at once and have a fixed interest rate. These work more like a standard loan.

Are Second Mortgages Right for you?

Home equity loans are considered as secure as a primary mortgage and usually the home equity rate is lower rate than credit cards and auto loans. This lower rate can make an equity loan a good choice for home improvement financing, loan consolidation and tuition expenses. The lower rate can mean monthly savings if you consolidate your debt. The interest can also be a tax deduction. Depending on your situation, this savings may make a home equity loan a good choice for you.

Home equity terms vary depending on the product. They will also depend on your credit score. Good credit will give you more options than bad credit. Home equity loans also have varying costs. There may be closing costs, appraisals, credit reports and points you will need to factor in to the cost of the loan. You should also be aware that if you refinance your existing first mortgage, the lender that holds the second mortgage must sign a subordination agreement, or the loan must be paid off with your new mortgage. The best loan for you will depend on your situation. If you know how your equity loan works, you can make sure that it works for you.

Donald

justin narin asked:


If you are considering taking out a secured loan against your home, two of your options are home loan mortgage refinancing with cash-out or home equity loans. Depending on your particular situation one may be better for you financially that the other.

Cash-Out Refinancing

A cash-out refinance is refinancing your mortgage for more than the current balance on your first mortgage. Home loan mortgage refinancing usually has a lower interest rate than home equity loans, but if you borrow more than 80% of your home’s value then you may have to pay private mortgage insurance. If you have had your mortgage long enough that you are paying more principal than interest each month or if you currently have a good interest rate, it does not make much sense to refinance and a home equity loan will probably be a better option.

Home Equity Loan

A home equity loan is a loan on the difference between the market value of your home and the balance that you still owe on your mortgage. As a separate loan in addition to your mortgage, you do not usually pay the closing cost associated with a mortgage and the interest is usually tax deductable. Home equity loans are a good choice if your penalties for pre-payment on your original mortgage make refinancing impossible.

Which is Best?

Investments in the value of your home, starting a small business, or life-saving medical treatment are all good reasons to consider a cash-out refinance. However, you may end up paying more for your total interest than if you refinance your current mortgage at a lower interest rate and take out a home equity loan for a shorter term. Your final decision will depend on what you can afford for your monthly payments and if you are comfortable paying a larger total interest in exchange for lower monthly payments and lower interest rates.

If you are interested in debt consolidation, you may be able to get a lower interest rate with a cash-out refinance, but you lengthen the amount of time over which to pay off your loan. You might want to look into a home equity loan with a short term or simply re-budget and tackle your highest interest debt first and try to pay off your credit cards. This last method will probably same you more money in interest paid over time.

Remember that whether you opt for a cash-out refinance or a home equity loan, in either case failure to repay your loan can cost you your home. For more articles on Mortgage Refinance, visit: http://www.bills.com/mortgage-refinancing/



DANA

Dean Shainin asked:


Home loan refinancing is a situation whereby a borrower acquires a new home loan in order to replace an existing one.

What are the benefits of refinancing your existing home loan?

The three main benefits of home loan refinancing are outlined below.

1. Refinancing enables you to lower your current mortgage payments.

2. Refinancing your home loan helps you to benefit from a lower interest rate.

3. Refinancing can also help a home owner to consolidate their debt and hence save some money in the long run.

A bad credit means a higher risk from the lenders’ point of view, and it calls for a higher interest rate when getting a mortgage. So basically when one takes a loan with a bad credit history, the interest rate tends to be high. Over time, as one’s credit history improves, once can refinance their mortgages and get better rates. For the bad credit home loan refinancing to be beneficial, the interest rate on the refinanced loan has to be lower than the one on the current loan.

Various lenders have different criteria and requirements for refinancing, and it is recommended that you research and identify where you can get the best deal.

Although refinancing your home loan is generally the best way to consolidate high interest debt, it has to have specific benefits in your particular case for it to be worth it. By refinancing your home loan, you will have to be able to enjoy some benefits, mainly a noticeable lower interest rate. Generally, if you are able to lower your current home loan interest rate by 2%, then is logical for you to refinance.

Mortgage finance packages, interest rates and lending criteria change over time. What was available at the time when you got your first loan may be different from what the mortgages market offers now, depending on the amount of time that has gone by since you first took out a home loan. It is therefore recommended that you take time to research, shop around and compare the various mortgage lenders and the interest rates that are available.

By refinancing your home loan, you can save some money on interest. In addition, you can also benefit from some promotional offers which banks often offer online. You can also take advantage of refinancing your home loan when rates are low. By researching the home refinancing loan market to secure the best interest rates and terms that are available to you from the many different lenders, and also keep on patiently observing how the interest rate go, you may be able to get your refinance home loan when the interest rates are at their lowest.

With the Internet, you can do your research and use the tools available on many websites to compare what is offered by different lenders. By doing this research, you will be able to get the best mortgage refinance that offers lowest rate and that best suit your financial circumstances. It is recommended that you make at least three interest rate comparisons from different mortgage lenders.

If you take some time to do a research and comparison of what the mortgages refinance market offers, and if you also make sure that your credit is in order, you can refinance your home loan and get a lower interest rate that will help you make some savings in the long term.



CLINTON

Emanuele Allenti asked:


Before, bad credit home loan refinancing was only suitable when the interest rates fell at least 2% lower than your current mortgage. Today, you could reduce your mortgage interest rates by a small amount and it could save you plenty of money with a bad credit home loan refinance.

There are many reasons to refinance your home loan. Refinancing options include lower- cost, no-cost mortgage refinances and traditional refinancing. Listed below are several reasons why you should consider refinancing your bad credit home loan.

* Decreases your monthly payment - This is perfect for those people who plan to live in their home for a number of years. In decreasing your monthly loan payment, which pays a point or two, you could save your money monthly. However, if you are planning to move out of your current home in the near future, you may not stay long enough to regain the refinancing costs. Make sure to calculate your breakeven point to see if it will benefit your situation before deciding to refinance a bad credit home loan.

There are three methods which a bad credit home loan refinance could decrease your monthly payment. First, you could refinance to a lower payment. Second, you could adjust the term of your mortgage. Lastly, you could switch from a traditional mortgage into a mortgage program that allows you to obtain interest-only payments.

Alternatives To A Bad Credit Home Loan Refinance

* Apply for a fixed rate - If you wish to decrease your initial monthly payments and risk increasing market adjustments, adjustable rate mortgages are suitable for you. Although adjustable rate mortgages could leap monthly to levels which you could no longer afford, this benefits those people who do not plan to own the property for a number of years. A 15 to 30-year home fixed-rate loan program could offer you with more stability. Although fixed interest rates could be higher, you are aware of the specific amount you will pay monthly.

* Private mortgage insurance removal - The low down-payment housing option provides the homebuyer to obtain the home with less than 20 percent down payment. On the other hand, these kinds of homes usually require you to obtain private mortgage insurance, a deal designed for lenders when homebuyers fail to pay. You are eligible to remove the private mortgage insurance when the home value increases and your home loan balance decreases.

* Due balloon programs for an alternative to a bad credit home loan refinance - Similar to the adjustable-rate mortgage program, this kind of program allows you to decrease the interest rates and the monthly payments. However, after five to seven years, when the fixed-rate term ends and you still own the property, the whole balance of your mortgage will be paid to the lender. In this scenario, it is advisable to adjust to a fixed rate or a rate-mortgage home loan.

* Home equity cash-out - Many people overlook the possibilities of earning through their home. However, if you have equity, your home is an excellent resource of extra cash. A cash-out mortgage-refinancing program, which is tax deductible, allows you to cash out and consolidate your high interest rates, finance your child’s education and even pay for home improvements. This is a great alternative to a bad credit home loan refinance.

There are many resources online that can help you to decide if you should do a bad credit home loan refinance. You could find many information sources and websites about refinancing your bad credit home loan with a few clicks of your computer mouse. The key to your success, however, is to analyze your situation and find out which kind of refinance would benefit you the most.



HUNG