Richard's Real Estate Thoughts

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Chattanooga Weekend July 15-18

Nightfall

This weekend at Nightfall turn up the volume for the Bottle Rockets. The band's website has a page of YouTube videos with a good sampling.

Last week at Nightfall Raul Midon wowed the audience with his percussion guitar style.

 Raul Midon last week at NightfallNightfall with Raul Midon

 

Chattanooga Market

At the Chattanooga Market we will have the Peach Festival with

Lockhart's Spicy Peach BBQ Sauce and Peach Dessert - Market Cafe

Peaches and Cream sundae's and Peach milkshakes at Penn's concessions

Peaches and Herb Ice Tea from Lee and Gordon's Greenhouse

Peach lotions, soaps, sprays and lip balm from Simply Can't Resist

Mayfield's Peach ice cream

From Daylillies there will be Peach Habanera Salsa (many kinds), Peach pie filling, Peach preserves, Peach jellies (many kinds) and much more!

Sunday's music will be Paul Edelman, the Jangling Sparrow at 2pm. Here is a sample of his music - Graveyard 76. At 12;30pm Morgan Bracy will take stage. Here is a listen to When the spell is broken

TVA Integrated Resource Plan

For those who are interested, TVA's Integrated Resource Plan Information Session will be Thursday night at 6pm. This is a public hearing "to share information about the concepts, milestones, and upcoming public events related to the release of its Integrated Resource Plan called Environmental and Energy Future."

Try to make it to the meeting at Green Spaces downtown.

Maybe more on this meeting in a later post.

Have a great weekend.

UPDATE I forgot about the Chattanooga Zoo - Cocktails for Conservation, Friday, 6-8 PM. Visit Hank then go on to Nightfall.

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

Federal Reserve Atlanta SVP comments from June 2010 at Chattanooga Business Breakfast

The Federal Reserve released its June FOMC minutes today and the shift in language seemed to cause a significant market reaction. The reaction was especially strong when added to the Retail Sales numbers released this morning (Tuesday) that were much worse than expected with a drop of .5%. Strong enough to offset what has so far been a very good week for corporation earnings reports.

The result this afternoon of the pull back in Federal Reserve optimism was that the bond market had a mid-afternoon price jump. Good for rates, but what does it say about our recovery?

Back in June I reported briefly on the presentation given at the Chattanooga Mayors' Business and Industry Appreciation Breakfast by Dr. David E Altig, SVP and Director of Research at the Federal Reserve Bank of Atlanta. In that post reviewing his presentation, I had promised a follow up with more details about his economic projections. And while this is very late, it seems fitting to write this follow up today, in line with the release of the recent FOMC minutes.

At that breakfast Dr Altig was basically optimistic, stating that the "double dip recession" scenario is off the table of possibilities. With the recent FOMC minutes release, I thought it would be good to break out my notes on Dr Altig's speech and compare to the official statement published today.

Dr Altig projected a 3.2 to 3.7% GDP growth in 2010. This is fair growth, but he admitted that a recovery from a deep recession should really have growth more in the 7-9% range. He recognized that the recovery might be uneven in various regions because of differences in the regional employment picture.

He did not mention housing much, instead focusing on employment. Both major problems, but I certainly understand the need to focus on employment.

All regions last year in June had lost jobs over the previous 12 month and 3 month periods, with the Atlanta region one of the worst hit.  In the most recent 12 months though the pace of job losses had  slowed and in the most recent 3 month period there has been some regional job gains.

Tennessee was congratulated as doing relatively well  in job creation.

The projection for 2010 unemployment is over 9%. And for 2011 about 8%.  To put the employment problem in perspective, he reminded everyone that 200,000 new jobs are required to change the unemployment percentage by 1%.

Our present unemployment is around 9.6% and the unofficial rate ( the underemployed and discouraged worker) rate is over 16%.

The take home point here is that to fix these employment numbers requires a lot of new jobs.

He referred to our employment crisis as the Alice Cooper Labor Market:

I can't get a girl
cuz I ain't got a car
I can't get a car
cuz I ain't got a job
I can't get a job
cuz I ain't got a car
So I'm looking for a girl with a job and a car
Don't you know where you are

Lost in America

We are looking for a girl with a job and a car.

He put all this though in a positive spin. Our loss of jobs can be viewed as a gain in productivity. He said that the US led the world in losing jobs but the recession was not more severe. The 2007 to 2010 productivity fell in other countries while it soared in the US.

He offered 2 theories.

Theory 1

The US is mean and Europe is nice to workers. The US has shifted the risk of recession to the workers while Europe has shifted the risk of recession to companies.

Theory 2

Productivity difference is real. The recession has led US companies to work better, to find ways to improve the job. This short term pain will make for a stronger and more efficient economy. When the unemplo

You choose which theory you like best.

The answer for workers though is new job skills and education beyond high school. The demands of new industry and of established industry such as auto manufacturing require a skilled labor force. Dr Altig referred to an article about a potential labor shortage in the auto industry, even in the midst of steep unemployment. The labor shortage is from a lack of skilled workers.

It is interesting though that a follow up article on the difficulties of finding employment after job training told a slightly different story.

He gave a point by point program for "how to bring everyone along." His points are below with my interpretation in parentheses.

•·         Solution is not monetary policy (Federal Reserve cannot help)

•·         Solution is not at the federal level (stimulus cannot help)

•·         Solution is to bring skilled labor force to local labor market is at local level (county and cities increase school budgets to support more technical training at high school and community college level)

These points of course leave me a little frustrated with the federal government that takes so much of our tax dollars and passes so many unfunded mandates and creates so many departments and so many regulations and then says "Hey local boys and girls, you need to fix this problem that we created after we took all that money from you." But that for another post. I really did not intend this to be so long.

Anyway the Dr Altig basically suggested that the unemployment can be seen as an indicator of increasing US productivity and local government and business should step up to develop a more skilled work force. He also said that improvements in unemployment will be slow, but will produce a more efficient economy.

Don't you know where you are. Lost in America.

Next I hope to compare his comments from June to the recently published minutes of June's FOMC meeting.

 

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

Liar loans back? Forbes headline says maybe so

Forbes has run an article proclaiming that Liar Loans are making a quiet comeback. The headlines may cause concern, but the actual article does not. There needs to be room in mortgage lending for low and alternative documentation lending.

First of all, liar loan is a phrase that was quickly applied to all alternative documentation loans, unjustly in my opinion. It is especially handy for politicians who love neat catch phrases that suit their soundbite campaigns. Another catchy phrase that has caught on is "skin in the game."

I have always thought the phrase "liar loan" to be misleading and misapplied in its common useage. The low documentation lending grew to unmanageable numbers and began to ignore any standard of underwriting and risk balance - with stated fixed income, stated W2 income, weak credit standards including credit depth as well as credit quality, high LTV, even high LTV investment and cashout loans, and other examples of underwriting neglect.

But the reaction evidenced by lumping all forms of alternative documentation lending under the name "Liar Loans," has added to the loss of the pool of qualified buyers which is creating the growing inventory of unsold homes.

Not all alternative documentation loans should be lumped under the name "liar loan". There are other underwriting criteria that might be used to qualify a mortgage - equity, liquid assets, future earnings, credit. There is a good market in strong borrowers who would qualify for mortgage loans with reduced or alternative documentation. We do not need to ignore this market because of the mistakes caused by a total lack of underwriting responsibility.

Secondly, the loans described in the article are not loans with low underwriting standards. The loans have very high underwriting standards. The standards just may not include income and debt ration, but there are strong balances to the lack of income documentation.

The Financial Reform Act includes strong incentive to offer only mortgages underwritten to traditional guidelines. The incentive is that a healthy amount of risk retention is required for loans that do not meet the standards in the legistation that define "qualified mortgage." This however omits a significant market of strong borrowers. It comes to my mind that a US Representative might not meet the standard guideline that income must be expected to continue for 3 years?

Anyway, not all alternative documentation loans were accurately described as liar loans. The media and Congress have attempted to paint with one brush, and I think have colored the housing market  red using that one brush. I hope that the Financial Reform legislation does not make that red brighter and deeper.

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

Chattanooga Music this weekend July 10&11 - Nightfall and Chattanooga Market

Some good music this weekend in Chattanooga at Nightfall and the Chattanooga Market.

Raul Midon is the headliner at Nightfall. He is a singer, songwriter and guitarist with a jazz sound and a great voice. Here is a link to his "Don't take it that way."

The Chattanooga Market brings some excellent country singers. Saturday at the River Market, Sammi Moore, who is from Whitwell, will start at 11am. Here is a link to a nice taste of her vocals.  At 2pm the Spectrum Jazz Band plays.

Sunday is Ice Cream Social day at the Market. The country music flavor for the weekend continues with Joelle Maddyson and Wendy Jans. Click the links on their names to listen to some of their music.  

The Ice Cream Social will be fun. $5 will buy 2 samples from each of the participating creameries.

Brewster's
Mayfield
Ice Cream Show
Rosie's
Clumpies
Nana's

You can vote for the People's Choice Awards given for Best Pure Flavor Ice Cream  and Best Ice Cream with Inclusions.

Proceeds from the Ice Cream Social go to the Children's Home/Chambliss Shelter.

The Children's Home is "an Early Childhood Education and Care Program, that operates 24 hours per day, 365 days per year.  This unique program serves children from six weeks to twelve years of age, with all fees based on the parent's income; a sliding fee scale. "

The Chambliss Shelter is a "residential program for children ages 6 to 18 who have been removed from their home for various reasons, whether it be drugs and alcohol or physical abuse."

As always, the Chattanooga Market supports buying local. They have the best in local produce and crafts.

Come out this weekend. Have fun and see your friends. Help a good cause.

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

Get Motivate Seminar comes to Chattanooga July 20

Several people have called me with questions about the Get Motivated Seminar that is coming to Chattanooga on July 20, because of my previous blog post linked above.

Yes, it is for real.

Yes, it is inexpensive.

Yes, the advertised speakers are confirmed.

General seating is $4.95 per person and $19.95 for an office group. There are higher price seats. Executive Level is $39 per person and $199 for a group of 10.

VIP Floor Seating, rows 21-40, is $59 per person and $499 for a group of 10.

Platinum Seating, rows 1-20, is $89 per person and $699 for a group of 10.

Pat Summit will speak via a teleconference. She is the only speaker who is not confirmed to be live and on stage.

The list of speakers is on the previous Get Motivated Seminar post.

I received my tickets for our office group yesterday. Along with some vouchers for the seminar booklet.

This information has been confirmed with the Get Motivated seminar and with the Convention Center. You still have time to Get Motivated.

I asked the seminar if cameras and video are allowed. Cameras are recommended. Video is not allowed.

Hope to see you there.

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

Financial Reform of mortgage lending for the home loan consumer

I have been looking through the 2300+ pages in what I think is the current version of the Dodd-Frank Wall Street Reform and Consumer Protection Act, the financial reform bill. The bill is sweeping in it reforms. The new version of the bill has increased its coverage of the mortgage lending. Most of the coverage about the Financial Reform Act has looked at non mortgage areas.

My understanding of the bill, based on reading what I think is the final version, is that changes to be made to the Truth in Lending laws will impact consumer choice about your options to pay origination fees. Whether you can pay the loan origination fee directly as a loan charge, with the interest, or a combination of both.

The bill seems also to restrict competition among mortgage originators by not treating the funding lender's service release premium as a fee, but requiring the mortgage broker to treat yield spread premium as part of the total origination fees.

This will not reduce the rates that consumers will receive, but it will change who receives the premium. And it may eventually impact small business mortgage origination companies, further impacting consumer choice.

Hurting the small business mortgage originators will leave the consumer dependent solely on banks for mortgages, without the ability inherent in the small business mortgage broker to shop pricing and terms among different lenders with one application.

The bill addresses mortgage underwriting and servicing issues. It basically will require as a matter of law, full documentation lending and will restrict choice with adjustable rate and balloon note loans, as well as loans with negative amortization.

Additionally the bill will create new regulatory authorities. The major addition will be the Bureau of Consumer Financial Protection. This is a flagship feature of the reform act and has received wide spread media coverage. The Reform act also creates a Consumer Counselling agency within HUD that has as its goal consumer education about mortgages and foreclosures.

The Act will also initiate at least 3 GAO studies that are related to mortgage lending: appraisal, impact and cause of foreclosures, and impact of underwriting standards. Likely, commissioning these studies means that more new mortgage regulation may well be coming.

These changes have really made it difficult for the mortgage industry to stabilize and to work for an improving housing market. It would be good if new regulation for the mortgage industry could be delayed until  the industry and the market determines the impact of changes already in force from new RESPA regulations, the Federal Reserve Final Rule, SAFE Act, and HERA.

The bill has passed the House and is expected to go before the Senate in the next few days after Congress reconvenes on July 12.

Consumers and industry professionals have a couple days to express opinions to their Senators and Representatives. Here is a link to help you contact your elected representative. 

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

Buyer to loan officer, " I don't want to waste my time."

Home loan application and approvalThe question is, "If I take time to apply, will I be approved."

The anwer is if you do not take time to apply, you will most certainly not be approved.

Buying a home is emotional.

Applying for a home loan is emotional.

Good mortgage loan officers understand this, but if you, the buyer, do not provide the necessary information and take the time to make full application, your loan officer cannot give you an approval, or at least a preapproval that will stand up.

Loan approval requirements are getting more stringent. If your preapproval is to be any good at all, the details discovered at application matter.

And if you are not qualified at present, your loan officer, if they are good, can explain what is needed for you to become qualified and how long that might be expected to take.

In Chattanooga you have many options for down payment assistance, with CNE and THDA programs. Credit and income issues may take more time, but executing the right plan with correct information can overcome most problems.

The time is worth it for me to invest in you.

Is the time worth it for you to invest in your new home?

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

Chattanooga home buyers - get a preapproval

Home buyers should get a preapproval before they begin their home search. Even if they know there will not be any problems with getting approved.Preapproved home buyer

The continuing news is that 30% of home sales nationwide are foreclosure sales. Additionally, as everyone should be aware there has been significant tightening of credit standards with home loan approvals.

This means for all prospective buyers, it is more important than every to get pre approved. With individual sellers a preapproval letter can make your contract offer stronger than an offer submitted that does not have a preapproval letter.

With foreclosure properties, the seller is a lender, an institution. They do not accept offers without a real, honest to goodness, approval in hand. Many require that the buyer get approved also with the lender's retail office. This is as much to be certain that the buyer is qualified as it is to try to keep the loan.

This is also true with HUD owned homes.

Preapproval means:

Credit

Income

Assets

have been approved, by an underwriter.

This takes time. For many, credit needs a little work. For many, assets must be identified. With FHA loans credit guidelines are a little easier, but the days of subprime lending are long gone. In Chattanooga, you can consider down payment options such as CNE or THDA second mortgages. It may be that Rural Development is a better option. The buyer's agent needs to understand this so they can help you search in qualified areas.

The lesson is that prospective buyers should get preapproved at least as soon as they start looking for a home, if not before the start looking.

I have many stories of buyers who improved their qualifications prior to beginning their search. The result is that they know how much home to buy, the closing process went smoothly, their offer was accepted.

I have many stories of buyers who searched and found a home, but were not qualified. The result is that they were disappointed in losing this dream home and they then started the process to become qualified.

It is a new world in home finance and in home purchasing.

 

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

Rates and Recovery

The big news last week was the unexpected and significant drop for the already low interest rates..  The consensus some few weeks ago was that we would be looking at the 6% range for 30 year mortgages by this time.

These expectations were based on the Federal Reserve decision to cease purchasing mortgage backed securities. Less demand (losing a major buyer) = higher price (increased rates).

The difference is poor economic news from many sectors, not the least of which is a stubborn housing market that refuses to overcome a surplus of homes and a deficit of qualified buyers.

The poor and perhaps worsening economic data is driving investors from stock markets into the bond markets.

More demand (flight from securities) = lower price (drops in interest rates).

This week is quiet as far as economic reports. I think the employment figures will carry more than usual significance come Thursday. Congress gets back to work this week with jobs, the deficit, and energy/oil disaster staring them in the face, plus attempts to finish up the financial reform bill.

Where do we go from here?

Wish I knew.

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com

FHA home purchase loans for Chattanooga

FHA home financing has always been a popular loan program for Chattanooga home buyers. The benefitsFHA Home Loans of FHA financing are well known, and have only increased as conventional loan options have become more difficult.

FHA benefits include:

  1. Low down payment
  2. Low interest rates
  3. Low mortgage insurance compared with conventional loans with similar high loan to values
  4. No income or area restrictions
  5. Easier credit qualifications than conventional loan programs

For many families, FHA is by far the better loan option. This is especially true for many Chattanooga home buyers who might qualify for a second mortgage with Chattanooga Neighborhood Enterprises (CNE) or with Tennessee Housing Development Agency (THDA). These programs can help qualified home buyers with their down payments and closing costs.

Additionally many home buyers can find qualify home purchases with a HUD home in Chattanooga. Here is a link to view local HUD owned homes, but to make an offer you must find a real estate agent who is experienced with HUD foreclosures. These homes generally qualify for a $100 down payment FHA loan.

For information on the HUD $100 down purchase program visit my site. For information on purchasing a HUD home with a repair escrow visit this page.

For any question about HUD homes or about FHA financing or for a real estate agent recommendation, you can complete my Ask an Expert form, or just call or email me. Remember you must submit a lender approval with each offer for a HUD home.

FHA Home Loans

Richard Smith
NMLS 184479

Cell:
423-280-0345
Toll Free: 888-474-9920
Office: 423-899-6898

American Acceptance Mortgage, Inc
NMLS 132505, TN/GA Licensee

Email: rsmith@aamonline.com

FHA, VA, Rural Development, Conventional, Jumbo,
Reverse Mortgages, FHA 203k Renovation

Home financing in Tennessee and Georgia.

Apply Here

Begin your Home Search here

Reverse Mortgage Calculator

Ask an Expert

www.RichardSmithHomeLoans.com