Bank of America FHA Streamline Refinance

When rates are low, many people want to refinance. And for those people who are in a FHA loan, the FHA streamline program is something that they can take advantage of to help lower their rate and decrease their overall mortgage expense. Bank of America is one of the largest lenders in the US and they have plenty of people who currently make their payment to them each month – AND – they do a decent job of alerting their customers to the possibility of being able to refinance.

Bank of America FHA Streamline: What You Want To Know

The first thing that you want to know is that just because you currently make your payment to Bank of America doesn’t mean that you have to use Bank of America for your FHA streamline refinance. When you have an FHA loan, you can use anyone you want as long as they are an FHA approved lender. The way the FHA programs work are that if you want to get an FHA loan, any FHA approved lender can help you get a new loan – regardless of who currently has your loan.

The Key To Saving Money

The key to saving money when thinking about the FHA streamline program is to shop around! The more lenders that you get a written quote from, the more chances you have to get the best possible deal on your streamline. Getting a quote is easy, but make sure that you get your quote in writing. If it isn’t in writing, chances are that it isn’t valid. Also, know that rates change every day – sometimes multiple times each day – so be sure to shop lenders in a short time period and keep the amount of time that you shop to a minimum so that you can lock in the best possible rate.

Start right here – get a free FHA streamline quote today!

Arizona FHA Streamline Refinance in 2012

Thinking of refinancing?

You’re not alone, many people are looking to refinance with an FHA Streamline Refinance Program and they all have similar questions. There has never been a better time to utilize the benefits of an Arizona FHA Streamline Refinance program.

You can benefit from;

  • Lower Interest Rates
  • Lower Mortgage Insurance
  • Lower Monthly Mortgage Insurance Premiums

Everyone is aware of the FHA Streamline Refinance Programs available in Arizona. What most borrowers don’t know is that Mortgage Insurance Premiums are changing. Mortgage Insurance is a requirement for eligibility for an FHA Streamline Refinance loan. Find out about changing interest rates too.

Information regarding the changing in guideline requirements are sometimes hard to locate. The U.S. Department of Housing and Urban Development, also known as HUD, has always required borrowers to pay up-front mortgage premiums.

Click Here to Get a Free Mortgage Rate Quote

Requirements for Arizona FHA Streamline Refinance

Raising Your Loan to Cover Closing Costs

HUD unfortunately, cannot allow you as the borrower to increase your balance on the new FHA Streamline Refinance Loan without first getting an appraisal. The amount of your new loan must not exceed the principal balance of your old loan. Easiest way to get around closing costs is to either be credited from your loan officer or simply pay cash.

Credit Checks & Credit Scores

Lenders have different interest rates based on whether or not you are credit qualified for an Arizona FHA Streamline Refinance loan. Ask your loan officer for details pertaining to whether or not there is a difference between the two.

The majority of lenders in Arizona will most likely require a minimum credit score for an Arizona FHA Streamline Refinance loan. The most commonly known score lenders typically start at is right around 620, some lenders may have an even lower credit score requirement, but some lenders may have an exceedingly higher credit score requirement. Some lenders may offer FHA Streamline Refinance loans with no credit score requirement at all.

Net Tangible Benefit Test

Every Arizona FHA streamline refinance loan has to pass something called the “Net Tangible Benefit Test”.  The Net Tangible Benefit Test simply shows the lender whether or not your request for the loan is realistic. The main purpose of the Net Tangible Benefit is to get an idea as to whether the borrower will benefit from the transaction or not. Mortgage lenders don’t want to put their financial institutions at risk. The Net Tangible Benefit Test simply means that the benefit of doing the transaction is greater than any costs that are associated with the loan. One of the main requirement is that the principal amount, the interest and mortgage insurance portions of your new monthly mortgage payment must be lower than your previous mortgage payment by 5% or more.

Making Your Monthly Mortgage Payments

It’s very important to make all your payments, and even more important the make them on time. To be considered eligible for an Arizona FHA Streamline Refinance program, lenders require that you have 12 consecutive months worth of on-time payments towards your current loan.

Borrowers can save a significant amount on their mortgage payments and lower their interest rates, it all starts with the right lender. Shop around for a good lender, you might be surprised to find not only differences in lenders rates and fees, but also in their expertise and customer service.

FHA Streamline Refinance: Getting Tougher To Do

Recently it was announced that changes were coming to the FHA streamline program — and the changes that were announced won’t make it any easier to get an FHA streamline done.

According to the official announcement from HUD, the FHA streamline qualifying rules will change effective November 17, 2009.

Prior to the announcement, the FHA streamline refinance was popular with FHA borrowers because it was a “no income, no asset, no appraisal” refinance option that allowed them to take advantage of lower interest rates without having to completely re-qualify for a new loan.  Recently, many lenders had started requiring a minimum credit score (580, 620, whatever) but prior to the recent announcements, there wasn’t a credit score requirement.

Times have changed and now the FHA streamline program has changed it’s guidelines – to be much stricter.

The new FHA streamline guidelines include things like you have to provide proof of employment and income as well as any cash that will be required at closing.

Oh, and you can’t finance your closing costs into the loan without a complete home appraisal now either.  For anyone living in Arizona who has an FHA loan, this will be a big deal — because many times your home is worth less than what you currently owe on your mortgage.

Maybe we should call it just a regular old FHA refinance… and drop the word “streamline”.

The announcer just stood up and said something to the effect of “Ladies and gentlemen, the FHA streamline program has just left the building.”

Or – at least will leave the building come November 17th.

FHA Streamline Refinance: No Longer Easy?

The FHA Streamline refinance was originally created by HUD to “make it easy” for people who currently had FHA loans to be able to take advantage of lower interest rates when they were available without having to completely re-qualify for a new loan.

arizona-fha-streamlineRecently, many lenders now require credit scores of 620 if you want to do an FHA streamline refinance — many, but not all.

Here is an example of an email lenders get when a particular lender changes their credit policy:

FHA & VA Non-Credit Qualifying Streamline Refinance Transactions Credit Report Requirement

Effective for any loan that does not have a Conditional or Final Approval on or after June, 18, 2009

<XYZ Mortgage Lender> requires a credit report for all non-credit qualifying FHA streamline refinance transactions as well as all VA IRRRL transactions

The credit report must reflect the borrower(s) credit score and must have a mortgage rating for the subject property that reflects no more than 1 X 30 in the previous 12 months. A single in-file credit report, from one repository, with all credit reported, will be acceptable provided it contains a complete credit history for the borrower(s) as well as the required mortgage history information; if not then a tri-merged credit report will be required.  If you have a 495 prefix then you must have a 640 and reflects no more than 1X30.

In addition to the credit report provided by the broker or correspondent a separate mortgage rating will be pulled by our Quality Control Department to validate the mortgage history. <XYZ Mortgage Corporation> will obtain a single in-file report from CREDCO using the repository that reported the mortgage history on the original broker/correspondent credit report

Remember, when shopping for an Arizona FHA streamline refinance, right now, the rules are different from one lender to the next — so if you don’t get the answer you want… keep looking!

The FHA Streamline Refinance: Do You Need A 620 Credit Score?

I have had more than one call recently from someone asking me a question similar to:

“Do I need a 620 credit score for the FHA streamline program?”

And I am happy to report that my answer a.) is accurate as of today and b.) is generally the answer they are looking for.



yes-and-noI don’t remember the last time that someone with a credit score of 740 called me and asked me “hey, do I need a 620 credit score…?” because the truth is that in my experience, the only people who care about whether or not a particular credit score is required are those people who have recently been told that they didn’t qualify.

The good news (for now) is that if you have recently been told that you need a 620 credit score to qualify for the FHA streamline program, your loan officer was probably right. What I mean by that is that many lenders are requiring that you do have a 620 credit score and your loan officer was probably working with those lenders. Which means that although he was right — you can still get a loan if you ask a different loan officer.

But to my knowledge…

As of today…

I have more than one lender who will allow you to participate in the FHA streamline program with no minimum credit score required.

And if it changes, I will be sure to keep everyone updated.

So if you have been told that the FHA streamline program has recently begun to require a minimum of 620 credit score – you were mis-informed. What is true though is that most lenders and investors have started requiring a minimum of a 620 credit score before they will lend you money.

And remember — it is the lenders/investors who lend you money, FHA only insures your loan.

Arizona FHA Streamline Refinance: No Credit Score Required

For as long as I can remember, the Arizona FHA streamline refinance has been a no income, no asset, no credit score loan – meaning, you didn’t fully have to re-qualify for a new loan, you were able to streamline the documentation needed in order to qualify.

Recently, many lenders have tightened their guidelines where credit scores are being required on an FHA streamline refinance – where the lender will actually pull a tri-merge credit report and you must have at least a 620 credit score to qualify for the FHA streamline program.

This means that many people have recently been turned down for a FHA streamline refinance because they have a low credit score. NO MORE!

We now have a lender who will do an FHA streamline with NO CREDIT SCORE REQUIREMENT and only 3 criteria that you need to meet:

  1. You can’t have more than 1 30 day late payment on your mortgage in the last 12 months.
  2. You must occupy the property as your primary residence.
  3. Participating in the FHA streamline program must make financial sense – meaning that the benefits of participating in the FHA streamline refinance program must outweigh the costs involved.

If you are currently in an FHA loan that is above 6% and have a bad credit score but meet these criteria, now is the time to act before rates go up or another lender decides to change their guideline.

While it is possible that the guidelines may change for this particular lender at any point in time — we are happy to have found them because virtually all of the other lenders that we are aware of are now requiring a tri-merged credit report with at least a 620 credit score.

REBarCamp Phoenix – No Loan Officers Allowed

Ok, so if you are a mortgage professional, delete this from your reader and act like you never saw it.

One loan officer is more than enough to have at the upcoming REBarCamp Phoenix being held April 23rd at Scottsdale Stadium.

It costs too much for you anyway – so it probably just doesn’t make sense for you to go.

Now that we have gotten rid of the loan officers in the room.

rebc-phoenix-logoIf you are a Realtor and you somehow stumbled across this post from the lone mortgage guy who will be at REBarCamp Phoenix…

Don’t Miss It.

Don’t miss it if you have a blog.

Don’t miss it if you don’t have a blog and are wondering if you can get rich by having one.

Don’t miss it if you are on Twitter.

Don’t miss it if you think Twitter is something your heart does when you see your high school boyfriend.

Don’t miss it if you are a “helper” of some kind at a big real estate brokerage firm.

Don’t miss it if you are the CEO of some kind of big real estate brokerage firm.

Don’t miss it if you are sick-and-tired of the high fees and no support that your big real estate brokerage firm gives you and you are thinking of going out on your own.

Don’t miss it if you have been with the same company for 20 years and love it there.

Don’t miss it if you have been in the real estate business for years and think you have seen it all.

Don’t miss it if you just passed your real estate exam and haven’t even sold a house.

Don’t miss it if you work for a title company and are wondering where all the Realtors and one mortgage guy went that day.

Don’t miss it if you sell anything where Realtors might be one of your target customers – there will be a gaggle of ‘em there.

IT IS FREE — So just plain don’t miss it.

Or…

Go ahead and miss it.

And we will see you next year when we have REBarCamp Phoenix 2 which you will surely show up for after hearing what you missed at the first one.

Don’t Just Take My Word For It: See What Other Experts Are Saying

Jay Thompson from the Phoenix Real Estate Guy blog.

Steve Belt wrote, “You don’t want to miss it.”

John Hall & Associates wrote about BarCamp.

Nick Bastian (THE RailLife Guy) called it an “extravaganza“.

REMARKABLE Callie Waterhouse added an entire page for the fun:

PS If you are a loan officer and want to come… one of the best ways to get in… is to get your boss to actually sponsor the event for a whopping $250, get some positive press out of it and get in front of a bunch of Realtors. Contact Jay Thompson for sponsorship opportunities – and no IOU’s allowed, too many lenders defaulting nowdays to let that happen.

Arizona FHA Loans: Most Lenders Now Requiring A Minimum 620 Credit Score For Arizona FHA Loans

Arizona FHA guidelines are getting tougher.

If you are interested in getting an Arizona FHA loan, most lenders are now requiring that you have a minimum of a 620 mid credit score. For many people who are currently in an Arizona FHA loan and are thinking of refinancing by taking advantage of the Arizona FHA streamline program, the mid credit score requirement of 620 will pose a problem.

Up until last week, if you wanted to participate in the FHA streamline program to lower your interest rate without having to completely re-qualify for a new loan, you would be able to do an FHA streamline and as long as you had made your mortgage payment on time for the last 12 months, your credit score didn’t matter.

Now, your credit score matters.

If you are interested in getting an FHA loan, but you have a mid credit score that is lower than 620, it doesn’t mean that you are completely “out” – it just means that you will need to do a little work to get your score higher than 620 before a lender will lend you money.

Fortunately, for people who may be in this boat and have a credit score that needs a little bit of help, we have programs available to help them improve their credit in the shortest possible time.

FHA Refinance Streamline: More Information

One of the things that we have been playing with is setting up individual micro-sites that will expand out information about a loan program. One of our recent efforts about the FHA refinance streamline program seems to be getting some traction and people are finding it useful.

How many micro-sites are needed for individual loan programs? I don’t know for sure, but we build them so that there is more information about the loan program, include relevant news information about the program and set it so that it is not targeted towards people only in Arizona (we work in many more states than just Arizona) and try to make it a source of relevant information for people searching on information about this product.

How many people are looking for information about the FHA refinance streamline program? I don’t know for sure, but with interest rates so low, if you are currently in an FHA loan… you probably should be.