Can Lenders Give FICO Scores as Customer Perk?…………….

Lenders Can Give FICO Scores as Customer Perk

FICO credit scores will soon be available to some consumersfor free but only if their lenders authorize it.  The company announced recently it would start providing the scores used by lenders to determine whether and at what price to grant credit, to credit-card customers of Barclay Bank and First National Bank of Omaha. 

Under the new program, called Open Access, consumers can see their credit scores as often as a participating lender allows it, yearly, quarterly, even monthly.  FICO is marketing the program to lenders as a way "to build loyalty, trust, and growth, through greater customer transparency."  According to the FICO website the program allows lenders to share previously purchased scores with its customers with no additional score fees. The company will also provide subscribers with an implementation plan and access to consumer educational materials.  Other optional services available to lender subscribers are a 12-month historical trend score and the FICO Score Meter which indicates the strength of a customer's score.  The company expects the new free scores could be available to 25 million customers by the end of the year.

FICO, formerly Fair Isaac Credit Organization, sells both credit scores and scoring software to lending institutions and in recent years has made scores available to individuals for a fee.  The scores are currently available on the company website for $16.95 but there are subscriptions and other ways of obtaining the score at different price levels.  Mellody Hobson, Executive Vice President of Ariel Investments said on CBS's This Morningon Tuesday that these consumer fees represent only 5 percent of FICO's income.

Credit scores are offered by other companies as well, principally the three major credit reporting bureaus TransUnion, Experian, and Equifax although FICO claims on its website to have a 90 percent market share. Each uses a proprietary formula to calculate a numerical expression of an individuals' credit characteristics including payment history, outstanding debt, available credit, and types of credit.  The scores offered by the three bureaus are more consumer education- focused than tailored for lender use.

While FICO scores are designed to give lenders an indication of how likely an individual is to repay a debt the scores can also be helpful to consumers who can use them to determine whether an interest rate offered them reflects their credit worthiness.  Since FICO scores include references to factors which may have negatively impacted a score, consumers can also plan how to most efficiently upgrade their ability to qualify for affordable credit. 

For years the credit reporting bureaus made is extremely difficult for consumers to access their own credit history and most people had never heard of a credit score.  Various moves by the Federal Trade Commission, financial regulatory agencies, and finally the Dodd-Frank Wall Street Reform and Consumer Protection Act increased transparency and required each reporting bureau to provide yearly free credit reports but scores, because of their proprietary nature were more difficult to get and then only at a fee.  Under Open Access customers will still have to pay a fee if they go directly to FICO or the reporting bureaus but not if they are customers of a participating lender. 

There has been no word from the other bureaus whether they will follow FICO's lead or continue charging for their scores which they aggressively market along with credit monitoring and identity fraud protection.   Equifax has a temporary agreement with Wells Fargo Bank similar to that of Open Access but it is unclear if it will extend beyond this year.

Hobson said FICO is making this move to increase its brand identity in the face of competition from the bureaus.  While Kleenex and Xerox have employed dozens of lawyers to prevent their brand names from becoming generic substitutes for "tissues" and "photocopying," she said FICO would very much like to make its namesynonymous with "credit score."

Best Regards, Chris Mesunas

 

NOVEMBER 16th, HIGHER DOWN PAYMENT REQUIREMENTS….

Higher Down-Payment Requirements Coming in November

On November 16, Fannie Mae will implement scheduled changes to its automated underwriting system (DU or "Desktop Underwriter").  DU is used by lenders to approve loans, and several of the changes will make it harder for some borrowers to qualify.  These include tougher debt calculations for Adjustable rate loans; a complete removal of interest-only options; a maximum loan term of 30yrs (instead of 40), and stricter requirements for down payments, increasing the minimum amount from 3% to 5% of the purchase price.

FHA (buyers' primary low down payment financing option) raised its monthly and upfront fees this spring, and also made borrowers' monthly mortgage insurance premium (MIP) effective for the life of most loans.  This vastly increased lifetime costs for FHA borrowers. 

After those changes, the upfront MIP added to an FHA borrowers' loan on a $200,000 purchase is now $3,377.50 compared to no upfront cost for conventional loans.  As a result, FHA loans have become far less desirable for borrowers who qualify for other options.  

With costs rising so much for FHA financing, the 3% down Fannie Mae loan program has been a popular alternative.  A 700 score buyer currently pays $202.08 monthly for mortgage insurance (PMI), on a $200,000 purchase versus $201.04 monthly MIP on an FHA loan.  The cost of PMI varies with credit scores for conforming loans (unlike FHA).  Another important difference is that the PMI cost is removed when buyers reach 22% equity, a significant advantage over FHA loans.   

Effective with loans submitted to DU after 11/16, buyers will need 5% minimum down payment versus the current 3%. While increased down payments could deter some buyers, there are still significant Fannie Mae advantages over FHA:  they have no upfront mortgage insurance costs, and 5% down Fannie loans also have lower PMI costs than either FHA or current 3% down loans  ($136.17 monthly for a $200,000 purchase buyer with 700 scores).  Buyers can also utilize gifts from family members for their entire down payment on Fannie Mae loans (as with FHA).   

While specific lenders have varying guidelines (some require buyers provide their own down payments), for borrowers meeting Fannie Mae's guidelines, 5% down loans continue to be enjoy substantial advantages over FHA loans.  Buyers wanting to utilize Fannie's 97% program will need to be under contract by early November so their lenders can run the current version of DU prior to the update on Nov 16.

 

Only 1/3 of California Residents can actually afford California Homes…

California Homes Now Affordable to only 1/3 of Californians

Housing affordability is on a prolonged downhill slide in California, falling for the sixth time in the third quarter of 2013.  As measured by The California Association of Realtors® (C.A.R.) Traditional Housing Affordability Index (HAI), the percentage of home buyers who could afford to purchase a median-priced, existing single-family home in the state fell by four percentage points to 32 percent compared to the first quarter of the year and was down from 49 percent in the third quarter of 2012. 

The affordability index had reached an all-time high of 56 percent in the first quarter of 2012 but has trended lower every quarter since.  The third quarter of 2013 marked the first time the HAI has fallen below 35 since the third quarter of 2008.

Home buyers needed to earn a minimum annual income of $89,170 to qualify for the purchase of a $433,940 statewide median-priced, existing single-family home in the third quarter of 2013.  The monthly payment, including taxes and insurance on a 30-year fixed-rate loan, would be $2,230, assuming a 20 percent down payment and an effective composite interest rate of 4.36 percent.  A year earlier it required an annual income of $65,828 to purchase a median priced home of $339,930 in California with an interest rate of 3.64 percent.

Nearly every county experienced a double-digit decline in affordability when compared to last year, reflecting the substantial increase in California home prices on a year-to-year basis.  Sacramento, Monterey, and Sonoma counties experienced the largest year-to-year declines, while San Mateo, Marin, and San Francisco counties experienced the smallest.  

San Bernardino was the most affordable county in the state with an index of 64 percent.  San Mateo was the least affordable at 15 percent.

 

Banks Offering Mortgages with Only 5% Down…

Banks offering mortgages with only 5% down payments

  @CNNMoney November 5, 2013

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NEW YORK (CNNMoney)

Good news for homebuyers who don't have a lot of cash on hand: Banks are offering loans with down payments of just 5%.

After the housing bubble burst, buyers needed to come to the table with as much as 20% down or they had to turn to the Federal Housing Administration for a low down-payment loan.

But now banks like TD Bank, Bank of America (BAC,Fortune 500), and Wells Fargo (WFCFortune 500)are loosening the purse strings, offering loans with down payments that are as low as 5%.

TD Bank's "Right Step" mortgage, for example, allows borrowers to secure a loan with a 5% down payment. It also allows them to receive as much as 2% of the sale price as a gift from a relative or other third party, so they would really only need 3% down.

Why the change of heart? Market opportunity for one thing.

FHA dominated the market for low down payment loans during the housing bust. Taking on all those risky loans, however, depleted the agency's reserves and has forced it to increase costs.

Related: Money 101 Tips for buying a home

Over the past couple of years, the FHA has been raising premiums. And this year, it started requiring borrowers to buy private mortgage insurance for the life of the loan — an expensive proposition that has sent many prospective borrowers looking elsewhere.

While the loans were far too risky for private lenders to take on before, rising home priceshave made them less of a gamble. Plus, the banks think they can offer a better deal than FHA.

"As the FHA selectively reduced market share by increasing premiums, we introduced a substitute for FHA loans," said Malcom Hollensteiner, the director of retail lending sales for TD Bank.

While the private lenders that are offering the 5%-down loans are also requiring borrowers to buy private mortgage insurance, they are only requiring them to do so until they build up 20% equity in the home.

Related: What will your monthly mortgage payment be?

The difference can really add up. Paying an insurance premium over the life of a $200,000, 30-year fixed-rate loan from FHA that carries an effective mortgage rate of 4.4% (5.75% when you tack on the insurance premium), can add up to nearly $60,000 over the life of the loan.

Of course, homeowners can always refinance to end their FHA insurance, but rates are so low that by the time an FHA borrower is able to refinance to a lower rate, it may not be worth it. To top of page