VA Loan Information

February 23, 2019 By Bruce Glassinger

Do VA Loans Have PMI?

Do VA loans have PMI? This is still a very popular question, especially among first time home buyers. The quick answer is no. However, there is a little more to explore on this topic. I’ll discuss how this is still one of the biggest benefits for veterans and their wallets, and yet how a related item can be a turn off as well.

Benefits of VA Loans

There are so many benefits VA loans offer veterans and service members. It’s always sad to hear when a veteran is put into a loan like FHA or even conventional. Not only are down payments required for all FHA loans and conventional loans with less than 20% down, but so is PMI. Two of the biggest benefits VA loans offer are no down payment and no PMI. This not only saves home buyers thousands of dollars upfront but even more over the term of the loan. Add the fact that VA loans have lower rates and you can see why it’s such a great solution for veteran home buyers and even home owners.

Why do VA Loans not have PMI?

So here is where things become a little cloudy. Yes, VA does NOT require PMI (private mortgage insurance). PMI is a monthly payment home owners make to insure the lender should they default on the loan. However, they do require service members and some veterans to pay what’s called a funding fee. In essence, this is their insurance policy for anyone that might default on their loan. As you can see, by definition, this is mortgage insurance. It is not PMI though. VA thus, gets off on a technicality.

How much is the VA Funding Fee?

Let’s be sure we’re clear on this subject. The funding fee isn’t always required. If you have a service connected disability rating of at least 10%, you will always be exempt from the funding fee. For everyone else, the funding fee can range from 0.5% up to 3.3% of the loan amount. Factors that determine how much you are charged are Military service, down payment, type of VA loan and how many times you have used your eligibility. Find more about the VA funding fee.

Although VA loans do not have PMI, there can still be a related charge. Even with that that though, to date, there is absolutely no home loan product that offers the benefits a VA loan offers.

See other VA Loan Lending pages and articles:

VA Funding Fee
What are VA Closing Costs
Can I get a VA No Closing Costs Loan

Also, is the VA funding fee tax deductible?

February 12, 2019 By Bruce Glassinger

VA Loan No Closing Costs

I’ve started the VA loan process with this lender. Now I’m finding out there are more closing cost than I expected. What do I do? Is there any way to get VA closing cost assistance? I don’t want to start the process all over but I can't afford to pay this.

This exact scenario happens far too often. One of the biggest problems is the fact that veterans don’t realize their options. There are VA loan no closing costs lenders all over the country. More often than not, the veteran is steered to expensive local mortgage brokers by realtors or even builders. The veteran goes along with it without exploring all of the options. Then the surprise sets in. Not only is the broker not experienced in VA loans, has loads of paperwork, but they charge thousands of dollars for their services.

Let's look at it from a different perspective. You're standing on shore ready to take a swim. You even have someone telling you it's ok but you can read the sign. You know there's a shark (lender) swimming around waiting to take a huge bite out of your assets. On top of it all, you have a lifeguard (no cost lender) telling you to get back to shore before it's too late. You have time to make the right decision. Making it sooner than later is what's most important

What Does “VA Loan No Closing Costs” Mean?

First, let’s be clear that there are ALWAYS closing costs involved with any mortgage. There will be title fees, appraisal, prepaid interest, escrow and as you may have found, lender fees. What “No closing cost” means is you don’t have to pay closing costs for your VA loan. How?

Lender Paid VA Closing Costs

There are many ways to get VA closing cost assistance but one of the most popular ways to get a VA loan with no closing cost is Lender Paid assistance. Due to the fact that there are HUGE profits in VA loans, a lender can very well credit you for ALL of the costs you would normally pay at closing. This can easily be $5,000 to upwards of $25,000 of VA closing costs depending on the state, the loan amount and of course the lender. Some lenders don’t charge any origination fees. So the total closing cost could be reduced by $2,000 to as much as $20,000, depending on the loan amount and if the lender is charging discount points.

But I Don’t Want to Start the Process All Over

More often than not, this statement is coming from the assumption that the process will be as long and as tedious as it has been so far with the current lender. This couldn’t be further from the truth. In most cases it literally is only a matter of minutes to gather the documents that have already been gathered together. The rest of the process is pretty well finished. In fact, the appraisal, termite, title are all transferable. A simple verification of employment and income and you’re done.

Find the Best VA Lender for you

Before spending thousands of dollars on closing costs, check out your options. Even if you have 2 weeks until closing, you can still close on time with a VA Loan No Closing Costs Lender.

January 18, 2019 By Bruce Glassinger

How Quickly can a VA Loan Close?

You’re at that point where you're wanting to get approved for a VA loan or maybe you’re in the process and wondering, “How quickly can a VA loan close?” The simple answer is, you can close a VA loan in less than 2 weeks. However, it’s not as simple as that. There are a few factors that can affect the time it takes to close a VA loan. Are you in the middle of the process and wanting to switch lenders? How big is the lender you’re thinking about using? Is it a Bank, mortgage company or broker? Do you have a VA appraisal and if not, what is the VA appraisal turn times in your state? I’ll touch on each of these briefly here.

Factors that Affect How Quickly a VA Loan can Close

Appraisal

VA gives appraisers anywhere from 7 to 14 business days in most states. So you can see where in some states it can take up to 10 full days with holidays and weekends included. Yet others it could be nearly 3 weeks before you receive the appraisal. If you’re in Alaska or Montana, expect it to take close to a month or more. Find your VA appraisal turn times here.

If you feel you need to switch lenders for any reason, you will not need a new appraisal if you have one already. The appraisal you currently have goes with you to your new lender. Now you can see right away where this can cut down weeks. Find a lender that can approve your VA loan in 3 days or less, and you won’t have a problem closing in less than 2 weeks.

Slow Lenders

Veterans and service members have been lead to believe a VA loan takes 40 to 60 days to close. Well, for some lenders it does. However, it couldn’t be further from the truth. I’ve had VA loans close in less than 2 weeks when the veteran has made the switch.

So why does it take nearly 2 months to close a VA loan for some lenders?

Having originated VA loans since 2002 for over a half dozen lenders including brokers, mortgage companies and banks, I can say there are countless reasons why it could take so long to close a VA loan. True story – one lender that wasn’t an actual bank ran out of credit line before the end of the month. All loan closings had to be delayed until the loans were sold and credit line paid back.

That’s an extreme situation though and one you probably won’t ever run into. Here are the top 3 reasons a VA loan can take 40 to 60 days to close with some lenders:

1. Bottlenecks
2. Volume
3. Brokers

1. Bottlenecks

Quite often the process has bottlenecks the lender hasn’t worked out. The more bottlenecks there are, the slower the line goes of course. The more loans that pile up, the greater the delays.

2. Volume

Advertising can do a lot for business. Obviously the more a lender advertises online, on television or on the radio, the more business they will get. If they haven’t prepared their process for the influx of business, you start to experience bottlenecks. These are points in the process that cause delays. When multiple loan files have to touch one person and suddenly, the number of files that reach that person doubles, you can imagine what that does for every other file that follows. Everything stacks up. So if you see a lender all over the internet or television, get ready for a long ride. Also, off topic, watch out for closing costs. Someone has to pay for the advertising.

3. Brokers

Brokers have a great purpose in helping veterans. They have lenders that provide loans to veterans with credit profiles other lenders might not approve. In these cases, veterans should expect their loans to take a little longer as there are more details and paperwork to tend to on damaged credit loans.

Yet why would a broker take longer to close a good credit VA loan versus a bank? The answer is, they send their loans off to big volume lenders to underwrite. These single lenders underwrite for thousands of brokers every month. Volume plus bottlenecks equals 60 days easy.

If you’re wanting to close a VA loan in less than 30 days, it can be done. You may not know if there are bottlenecks in the process but if you pay close attention to how much advertising the lender does or if it’s a broker or bank, you’ll have a better idea.

Also check out:
VA Closing Costs
VA Closing Costs Assistance
No Cost VA loan

January 18, 2019 By Bruce Glassinger

Closing Costs Assistance Program

In a previous article I explained the 3 ways to get VA closing cost assistance. Of course assistance can come in many forms from lender assistance to realtor and seller assistance. You may even have opportunities to get government assistance through grants, which I will go over later. Here I’ll discuss another, more specific form of VA closing costs assistance that is helping millions of veterans nationwide. It’s called the Closing Costs Assistance Program. Below I’ll go over some of the more general points to the program but recommend you consult a VA Loan Specialist that can better assist you with your exact situation and qualifications.

Who Qualifies for the Closing Cost Assistance Program?

The Closing Cost Assistance program is not only for veterans and military personnel qualifying for VA loans. First time home buyers or First Responders may qualify for the program and use it for closing costs or even down payments. It can also be used for conventional, FHA and even USDA loans. This is especially beneficial for veterans that for one reason or another, don’t qualify for a VA loan or don’t meet the VA eligibility requirements.

Income Qualifying

Often times when you hear “income qualifying”, you might think it means “earning enough to qualify”. In the case of the Closing Costs Assistance Program, it’s just the opposite. You can’t exceed a specific yearly income. This program is reserved for low to moderate income borrowers only. Because the requirements are specific to each geographic location, you will need to consult a Loan Officer to discuss your specific income requirements.

How much Closing Cost Assistance can I get?

The program allows from $5,000 for first time home buyers up to $10,000 for qualified veterans. Again, this can be used for closing cost assistance or as mentioned before, down payment assistance.

$7,500 VA Closing Cost Assistance: If you currently serve or have served in any branch of the U.S. military but not called to action in an overseas conflict, you may qualify for up to $7,500 in VA closing costs assistance.

$10,000 VA Closing Cost Assistance: If you currently serve or have served in the U.S. Military and called to duty in an overseas conflict, you can qualify for up to $10,000 in VA closing costs assistance.

Find a Lender that offers VA Closing Costs Assistance

If you are interested in getting VA closing costs assistance, there are a couple key points to consider. One, not every lender has access to the Closing Cost Assistance Program. Although you can switch lenders midway through the process and can easily close on time, it’s always more beneficial to start off on the right foot. The second point is to choose a lender with absolutely no lender fees, origination fees or broker fees. It will benefit you in the end.

NOTE:

If you are working with another lender, you can get the assistance with a new lender and have your loan closed on time. You will just need to ask what the lender’s turn time is on approvals. I would recommend staying away from larger lenders and brokers if you do make the switch. Larger lenders have higher volume and cannot give you the personal assistance and brokers aren’t in control of the underwriting and as well, ship your file off to high volume lenders to underwrite. So you would end up in the same boat.

January 12, 2019 By Bruce Glassinger

Jumbo VA Loan – Maximizing Benefits

Let’s talk a little bit about maximizing your benefits with a Jumbo VA loan. This has become a much more widely used product over the years. Veterans have realized how superior this loan is to other jumbo loan products. The less restrictive loan amounts and lower down payment requirements give veterans greater spending power. Whether it be to purchase a nicer home suitable for you and your family or have access to more equity for reasons such as investing or debt consolidation, the VA jumbo loan can be an amazing tool for veterans.

However, there are some things to consider before moving forward with any jumbo VA loan. It’s not always a walk in the park for every veteran. The lender you choose can have a major impact on if and how much you can get approved for.

VA Lender Restrictions

Even though VA doesn’t have many restrictions regarding VA jumbo loans other than the VA county loan limits, the lenders do. Some lenders restrict veterans to 50% debt to income ratios while others may limit the loan amounts to the VA county loan limits. In both of these cases, the veteran would be limited to how much he or she can borrow. This could be the difference in getting the home you want or having to settle for something less.

This is why it’s extremely important to find just the right lender that won’t limit you. In addition to this, you absolutely want to find a VA lender that doesn’t charge lender or origination fees. With the loan amounts much higher, and quite a few lenders adding in a 1% origination fee, you can see how that would make a jumbo VA loan a more expensive alternative than it would normally.