Refinance

Refinancing

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Descriptions

Refinancing refers to applying for a secured loan intended to replace an existing loan secured by the same assets. The most common consumer refinancing is for a home mortgage.

Advantages

Refinancing may be undertaken to reduce interest costs (by refinancing at a lower rate), to pay off other debts, to reduce one's periodic payment obligations (sometimes by taking a longer-term loan), to reduce risk (such as by refinancing from a variable-rate to a fixed-rate loan), and/or to liquidate some or all of the equity that has accumulated in real property during the tenure of ownership.

In essence, refinancing a mortgage or other type of loan can lower the monthly payments owed on the loan either by changing the loan to a lower interest rate, or by extending the period of loan, so as to spread the re-payment out over a long period of time. The money saved can be used to pay down the principal of the loan, thus further reducing payments. Alternately, refinancing can be used to transform available equity in one's house into ready cash, available for other purposes or expenses.

Another use of refinancing is to reduce the risk associated with an existing loan. Interest rates on adjustable-rate loans and mortgages shift up and down based on the movements of the various prime rates used to calculate them. By refinancing an adjustable-rate mortgage or so-called "Balloon" mortgage into a fixed-rate one, the risk of interest rates increasing dramatically is removed, thus ensuring a steady interest rate over time.

Refinancing a loan or a series of debts can assist in paying off high-interest debt such as credit card debt, with lower-interest debt such as that of a fixed-rate home mortgage. The net savings between the two interest rates can then be applied either towards further paying down the debt, or other purposes. In addition, non-tax deductable debt, such as credit card or car loan debt, can be transformed into tax-deductable debt such as home mortgage debt, potentially lowering one's taxes or shifting one into a more advantageous tax bracket. This type of arrangement is often associated with a Cash-Out Refinance.

Risks

Certain types of loans contain penalty clauses triggered by an early payment of the loan, either in its entirety or a specified portion. In addition, there are also closing and transaction fees typically associated with refinancing a loan or mortgage. In some cases, these fees may outweigh any savings generated through refinancing the loan itself. Typically, one should only consider refinancing if one stands to save a substantial amount of money from doing so, either in the short or long-term, or if there is a need to extend the loan in order to pay for unexpected costs such as medical expenses.

In addition some refinanced loans, while having lower initial payments, may result in larger total interest costs over the life of the loan, or expose the borrower to greater risks than the existing loan, depending on the type of loan used to refinance the existing debt. Calculating the up-front, ongoing, and potentially variable costs of refinancing is an important part of the decision on whether or not to refinance.

Points

Refinancing lenders often require an upfront payment of a certain percentage of the total loan amount as part of the process of refinancing debt. Typically, this amount is expressed in "points" (also sometimes called "premiums", with each "point" being equivalent to 1% of the total loan amount. Therefore, if the refinance option selected involves paying three points, then the borrower will need to pay 3% of the total loan amount upfront. Most refinancing lenders offer a variety of combinations points and interest rates. Paying more points typically allows one to get a lower interest rate than one would be capable of getting if one paid fewer or no points. Alternately, some lenders will offer to finance parts of the loan themselves, thus generating so-called "Negative points" (also called discounts).

The decision of whether or not to pay points, and how many points to pay, should be taken in consideration of the fact that with points, one tends to trade a higher upfront cost in exchange for a lower monthly premium later on. Points can be paid out of the cash saved by refinancing the loan in the first place.

Refinancing After Bankruptcy

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Refinancing after a bankruptcy can seem like an especially difficult challenge, but it doesn’t have to be. Six months after your bankruptcy has been finalized, you can find lenders willing to refinance your mortgage. In fact, refinancing your mortgage can help rebuild your credit to good standing in two year’s time. The following steps will help you find the best refinance lender while helping your rebuild your credit record.

Preparing For Refinancing

Right after bankruptcy, you have six months to prepare to refinance your mortgage. Begin by establishing good payment history by regularly paying your bills and current mortgage. This is also a good time to open a credit card account to start establishing good credit history.
If possible, also start building up a savings account. The more cash assets you have, the better your application will look. Consider having a garage sale or taking a second job to raise funds.

Researching Lenders

Once you are ready to refinance, research mortgage lenders and their rates. Online mortgage websites allow easy comparison shopping. Look at both interest rates and fees of refinancing quotes. Usually a slightly higher rate with low fees is the best deal.
With bankruptcy on your credit report, you will typically need to work with a sub prime lender. You can expect to pay a few percentage points above a traditional mortgage, which you can find through online mortgage companies.

Choosing Your Refinancing Package

You may be offered a chance to cash out part of your home’s equity when refinancing your mortgage. If you need to make home improvements or buy a car, this may be a good option. However, if you keep your home’s equity in place, you are improving your credit.
Once you have decided on your terms, you can finish your loan application online or through the mail. Quotes are not guaranteed, so rates may vary slightly once your application has been approved. Before the loan is finalized though you have the opportunity to review the loan again.

After Refinancing

With your refinancing completed, you can plan to lower your interest rates through refinancing in two years by building up your credit score. Continue to make regular payments and add to your cash reserves. Before you apply to refinance again, review your credit report to be sure your bankruptcy closed all past accounts on your record. With a solid credit history behind you, you can apply to traditional mortgage lenders.

Refinancing Reasons

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Deciding when or if to refinance your home depends primarily on your own unique financial situation. There really is no clear-cut rule for when or when not to do it. There are times when it makes economic sense to refinance. In order to ascertain what’s best for you, it’s important that you take stock of your own financial circumstances in relation to your financial objectives and goals.

One major consideration that you must be aware of is the length of time that you anticipate living in the home. Another factor to take into account is the direction that market rates are moving, both currently and in the near to intermediate future. Any decisions that you make concerning refinancing should rest largely upon careful deliberation of these and other issues.

One of the main reasons that people refinance their homes is to consolidate their high-interest credit card debt. Converting this taxable debt to tax-exempt mortgage debt can literally save thousands of dollars over the life of the loan. And mortgage interest rates are generally significantly lower than credit card and installment loan debt, so refinancing to pay off those high interest-rate loans only adds to your savings.

Lowering your monthly payments is another very popular reason for refinancing. For instance, an interest rate drop of only one-half to three-quarters of one percent can lower your monthly payment. However, the cost of obtaining the refinancing may nullify any savings that you could realize. This is when you need to be aware of how long you will continue living in the home. Since most families generally change dwellings every six- to nine years, the length of time you stay in the home after the refinance will determine if you’ll be able to recoup the costs of getting the new loan.

Changing the term of your mortgage can also lower your payment. Even with the same interest rate, going from a 15-year to a 30-year mortgage will significantly lower your monthly payments. However, the total amount that you’ll pay in additional interest over the life of the loan will be dramatically greater. But again, taking into consideration the length of time you’ll live in the house after refinancing, the lower payments may be worth your while.

Since the summer of 2004, the Federal Reserve has raised interest rates several times and most experts foresee that trend to continue. If you have an adjustable-rate mortgage (ARM), your interest rate may eventually adjust to a rate that’s higher than a fixed-rate mortgage. It may therefore be prudent to consider refinancing to a fixed-rate before that happens. Again, you’ll need to take into account the amount of time you’ll remain in the home. If you plan on moving within a few years, for example, it may not be cost-effective to refinance.

You can gain access to the equity in your home by opting for cash-out refinancing. The money can be used for higher education costs, home renovations, or any other financial needs that you may have.

In order to make the best decision for yourself and your family, it’s crucial to be aware of your financial situation as well as your short- and long-term financial goals. To get an idea of the potential financial impact of any refinancing, be sure to use our wide array of Mortgage Calculators. They’ll help to give you a clearer picture of the monetary implications of your decision before you commit to it. After all, the best decisions are based upon the most thorough information.

Refinancing Points or No Points?

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If you are in the market for a new mortgage, one decision you will be faced with is whether or not you should pay points at closing. There are situations where paying discount points up front can save you money over the life of your mortgage. Here is what you need to know in order to make an informed decision.

Points come in two flavors; there are discount points you pay at closing in exchange for something like a lower interest rate, and origination points which are lender fees for processing your mortgage. Most homeowners choose mortgages without discount points. If you elect not to pay discount points at closing your out-of-pocket expenses will be much less; however, you could end up with a higher interest rate than if you had paid points.

Origination points are a negotiation point with your lender. If you have excellent credit you will want to negotiate as much of these fees away as possible. If you are coming to the bargaining table with poor credit, you will not have much to negotiate with; however, it never hurts to ask.

Paying discount points on your mortgage is a trade-off between the potential savings you stand to gain down the road and the cash you will have to front for these savings. One “point” is equal to one percent of the loan value. The number of points you are required to pay or agree to pay depends on a number of factors. If you have excellent credit you can use points as a bargaining chip for a lower interest rate. If you have poor credit your lender may require a certain number of points in order to qualify for the loan.

Important Refinancing Points :

The lowest interest rate offered is not necessarily the best deal

Closing costs can vary with different lenders

There may be other fees involved when you refinance

An online bank might give you your best loan deal

Get everything in writing and pay attention to deadlines