Is It Time to Refinance My Adjustable Rate Mortgage into a Fixed Rate?

Five questions to ask before you decide to refinance out of an adjustable rate mortgage and into a fixed rate mortgage.




Is It Time to Refinance My Adjustable Rate Mortgage into a Fixed Rate?

In today's financial market, more and more people are asking themselves if now is the time to refinance their ARM into a Fixed Rate Mortgage.

Some things to consider before you make the decision to refinance from your ARM to a Fixed Rate loan:

1) Why do you want a fixed rate loan? (A pretty basic question but you'd be surprised at the answers you might hear!)

Remember, your situation is unique. Do not be tricked into believing that a particular type of loan is a must have, just because your friend or colleague just "large percentage" of their latest refinance a loan or because their parents had.

2) Does your current loan have a prepayment penalty?

Many of today's loans come with prepayment penalties. Typically, a prepayment penalty is charged if the borrower repays the loan within the first 2-3 years. This payment is usually equal to six months interest. If you are just a few months out from the expiration of your penalty period, you may want to wait it out before refinancing. However, even with a penalty the long term savings of locking in a lower fixed rate today could more than cover the penalty.

3) Is your current ARM still in its fixed period? How often does it / will it adjust and what are the adjustment caps?

Depending on the initial terms of your ARM, it's useful life expectancy may not have expired yet. If you are in loan that has a rate in the 3-4% range and that still has some time before it adjusts, you may want to hold on to it for a bit longer. However, if your loan is about to adjust for the first time, or of it has been adjusting, this might be the right moment to move out of that loan.

4) How long do you plan on living in your home?

If you only plan on living in your home for a few more years, it might not be worth it to move from a program like a low rate ARM or an Interest Only Program to a traditional Fixed Rate loan. There may be better things to put your money towards each month that putting a few extra dollars towards the principal of your home.

5) Do you think you may want to refinance your home in the next 5-10 years?

If you are planning to use the equity in your home to pay for future like remodeling, college tuition, etc., you way want to think twice about locking in a rate for the next 30 years. There is no reason to pay more than you have to today to guarantee a rate 15 years from now that you won't be able to benefit from.

If you are still on the fence, there are loan programs that give you the best of both worlds. An example of such a program is 30 year fixed rate loan with a 10 year interest only option. This program gives you the security and comfort of knowing that your interest rate will not change over the next 30 years with the flexibility to make the lower interest only payment during the first ten years of the loan. Additionally, there are ARMs that are fixed for the first 3, 5, 7, and even 10 years. Regardless of your situation, there is a loan out there that can meet your needs and your individual financial situation.

If you are reading this you are definitely doing the right thing by taking some time to educate yourself about the loan process and the types of loan programs on the market today.

If you feel that refinancing might benefit you, or if you have more questions, your next step should be to speak with an experienced mortgage professional.

Beware companies or individuals that make you put money down or order an appraisal before they agree to discuss your situation with you. Also, be wary of those who won't talk to you until they pull your credit report. While a credit report and an appraisal will be necessary if you decide to go forward, you have the right to talk to someone about your options before they check your credit or order an appraisal. These are frequently just sales tactics to make you feel like you are obligated to go forward with that particular broker or lender.

Joe Ramirez is a mortgage professional and featured contributor at Home Loan Info Center and MyRefi.com [http://www.MyRefi.com/armvsfixed.php]

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Fixed Rate Home Equity Loan Versus Adjustable HELOC: Comparing 2nd Mortgage Loans

Many people think of a second mortgage as a fixed interest, lump sum loan. However, that is only one form of a second mortgage. A second mortgage is actually ANY secondary lien on your home--secured loan with your home pledged as collateral. Second mortgages are typically categorized as fixed mortgage rate home equity installment loans (HELs), also known as home equity loans, and home equity lines of credit (HELOCs) which are adjustable rate mortgages. The Federal Reserve states that the home equity line of credit annual percentage rate (APR) is a variable rate loan based solely on a publicly available index (such as the prime rate published in the Wall Street Journal or a U.S. Treasury bill rate).





Fixed Rate Home Equity Loan Versus Adjustable HELOC: Comparing 2nd Mortgage Loans

Many people think of a second mortgage as a fixed interest, lump sum loan. However, that is only one form of a second mortgage. A second mortgage is actually ANY secondary lien on your home--secured loan with your home pledged as collateral. Second mortgages are typically categorized as fixed mortgage rate home equity installment loans (HELs), also known as home equity loans, and home equity lines of credit (HELOCs) which are adjustable rate mortgages.

The Federal Reserve states that the home equity line of credit annual percentage rate (APR) is a variable rate loan based solely on a publicly available index (such as the prime rate published in the Wall Street Journal or a U.S. Treasury bill rate). The APR does not include points or other finance charges. The monthly payment amount will adjust as your loan balance and interest rate changes. Loan terms can be anywhere from 15 to 30 years.

HELOCs have a draw period, typically occurring in the first 10-15 years, with the remaining term on the loan referred to as the repayment period. During the draw period, you can draw out money on a revolving basis similar to a credit card without applying for a new loan, as long as the amount does not exceed the total amount of the original HELOC. During the repayment period you may be allowed to renew the credit line. If your plan does not allow renewals, you will not be able to borrow additional money once the draw period ends. Interest is paid only on the amount of equity you use.

A Home Equity Installment Loan (HEL) is a fixed mortgage rate loan, which means the annual percentage rate (APR) and monthly payment will stay the same for the life of your loan. The APR for a HEL takes into account the interest rate charged plus points and other finance charges. Loan terms can be anywhere from 5 to 30 years, but are typically 15 to 20 years. Unlike a HELOC, you get a lump sum for which you immediately start paying principal and interest. If you decide later that you need additional funds, mortgage refinancing or getting an additional loan with additional closing costs are your only options.

Which type of loan you choose depends on your financial needs. A HELOC may be best if you have a recurring need for money (e.g., home improvements or a home repair project that has anticipated additional expenses). The security of a fixed-rate 2nd mortgage will probably provide much-needed relief for a large one-time expense (e.g., debt consolidation).

Maria Ny is a well-known free-lance writer from California. He has written many articles covering various subjects, ranging from Home Equity Loan, Bankruptcy Reform, Credit Repair to Subordinate Financing. Check out her informative articles online at Second Mortgage & Home Equity Loans.

You can learn more about financing for cash out and get additional loan program information. Get a free loan quote for a cash out equity 2nd mortgages. We suggest you get more information and learn more about the guidelines for home equity loans that could help reduce your monthly expenses and get you cash back at the same time.

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What Is An Adjustable Rate Mortgage or ARM?

This article is a short explanation of what an adjustable rate mortgage is. Our goal is to help a buyer understand different types of products during their home purchase or refinance experience.




What Is An Adjustable Rate Mortgage or ARM?

An adjustable rate mortgage is a mortgage loan that is fixed for a set period of time and then adjusts based on the rates during the adjustment period. Some common adjustable rate mortgage loans terms are 1/1, 3/1, 5/1, 7/1, and 10/1. The first number in what appears to be a fraction is the amount of time the rate stays fixed. The second number is the amount of time between adjustments. For example a 5/1 Adjustable rate mortgage would stay fixed for 5 years and then adjust annually.

An adjustable rate mortgage generally offers a lower rate than a fixed rate loan initially; however, it could adjust to a higher rate than the initial fixed rate mortgage would have been. An Adjustable rate mortgage, also called an ARM, is very good for a person that knows specifically how long they will be living at a specific residence. In other words, a person who knows for a fact that they will be moving in four years would benefit from a 5/1 ARM because they would be moving out of that home and mortgage prior to the first adjustment period.

Adjustable rate mortgage loans also have an adjustment cap and a lifetime cap. For example a 5/1 arm could have an adjustment cap of 2% and a lifetime cap of 6%. So in a worst case scenario, a 5/1 Arm with a 2/9 cap and an initial rate of 5% would stay fixed at 5% for five years. At the five year mark the rate could adjust a maximum of 2% to 7%, after another year it could adjust 2% to 9% and after the next year could adjust to 11%. 11% would be the lifetime cap and therefore the adjustable rate mortgage could not increase any more. If the rates go down however, the rate could adjust lower after any given year.

There is however a floor rate which is the minimum rate the loan could ever achieve. In other words if the loan started at 5% and the floor rate was 4% the interest rate would never drop below 4%.

The difference between a fixed rate and adjustable rate mortgage is the fact that a fixed rate loan may start at 6.5% instead of 5% so for the first 5 years one would be receiving an interest rate 1.5% below that of a fixed.

Copyright 2006 Jason P Bertrand

Jason Bertrand is the President of JPB Financial Services, Inc., a Connecticut Corporation and member of the Better Business Bureau. He has over 10 years experience in the financial services industry is a notary public in Connecticut. Please visit the following sites: http://www.emortgageloanstore.com http://www.businessloansandleasing.com http://www.jpbfin.com Feel free to contact Mr. Bertrand with any questions or concerns through jbertrand@emortgageloanstore.com, or mail to: JPB Financial Services, Inc Attn: Jason P Bertrand PO Box 552 Vernon, CT 06066 860-982-5334

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How to Decide If Adjustable Rate Mortgages Are Right For You

Deciding whether an Adjustable Rate Mortgage is best for you, and pros and cons thereof. Adjustable Rate Mortgages (or ARM) have been much maligned lately and for good reason.




How to Decide If Adjustable Rate Mortgages Are Right For You

Adjustable Rate Mortgages (or ARM) have been much maligned lately and for good reason. These mortgages were sold to borrowers who could not afford the payments after the teaser rate ended or if interest rates climbed. Yet historically homeowners pay less interest over the life of their loan with an adjustable rate mortgage. So how do you know if an ARM is a risk worth taking?

When an ARM loan may be a good choice:

o If you are planning to relocate before the introductory teaser rate shifts up. But if the events of 2008 have taught us anything it is that the housing market can be extremely volatile. If you plan to relocate in three to five years consider that you may not be able to get the equity out of your home, you may not even be able to sell it. Always include worst case scenarios in your considerations.

o If you are financially disciplined and will take the savings from low interest rate periods and invest the money.

o If you can afford the highest possible payments. If your cap is 2/6, then your 5.6% loan can become a 11.6% loan. On a 165,000 loan your payment would increase from $947.23 to $1646.58. If you don't have the extra $700 per month then this is not the loan for you.

Bad Reasons to gamble with an Adjustable Rate Mortgage

o Expected income increase. There is no guarantee that your income will increase. Furthermore your income may decrease. What if you get sick? What if your job is, from sources? Do not make financial discussions on everything in your life, the drafting of the basis. It rarely does.

o Using an Adjustable Rate Mortgage, just so you can afford a large mortgage loan. If you can only afford a $700 per month payment and that will only get you a $150,000 fixed rate mortgage, you need to find housing for $150,000 dollars. If nothing is in your price range then maintain your current housing situation.

So what can you do if you can't afford the home of your dreams?

o Improve your credit score. The different between poor credit and good credit could mean 2 or 3 points on your interest rate. A 165,000 5/1 ARM loan at 4.75% interest will mean a monthly payment of $861. While a 6.75% loan will mean an extra $200 per month! This is money you are literally throwing away on interest.

o Increase your earning power through training or education.

o Save a down payment. No money down often means paying MPI, which is mortgage insurance, which is extra money that does not go toward the actual principle. It is just an extra couple hundred dollars you give the bank every month for the privilege of doing business with them.

o Cut up your credit cards and pay down your debt.

o Practice saving, it's a habit. Owning a home means that there is no landlord to call when something expensive breaks. You need a rainy day fund.

An ARM loan is risky. It is only an option if you can make the payments regardless of how high the interest rates climb. Your dream home can be within your reach with some patience and a little planning.

The author has more than 7 years experience in Finance as both a banker and Mortgage Broker, and maintains his website about Fixed Rate Mortgages available at: http://www.fixedratemortgageinfo.org for more info and tips about Adjustable and Fixed Rate Mortgages.

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ARM - Adjustable Rate Mortgages

Traditionally, homebuyers could look to two forms of mortgages � fixed rate and adjustable mortgages. While there are now many more options, this article takes a look at the adjustable rate mortgage.





ARM - Adjustable Rate Mortgages

Traditionally, homebuyers could look to two forms of mortgages - fixed rate and adjustable mortgages. While there are now many more options, this article takes a look at the adjustable rate mortgage.

What is an ARM Loan?

An adjustable rate mortgage ["ARM"] is a basic mortgage with one important exception. With an ARM, your interest rate will start low but typically move up throughout the link of the loan. The timing of the movements is dictated by the terms of the loan. The rate may be adjusted every month, but more typical periods are every six or twelve months. Most adjustable rate mortgages also have a cap on the amount the interest rate can be raised in a particular period.

"ARM" Yourself?

A homebuyer has to be very careful when selecting an adjustable rate mortgage. Buying a home necessarily involves budgeting out how much of a monthly mortgage rate you can afford to pay. With an ARM, you have to keep in mind that your monthly payment amount will go up if the interest rate does the same. While you may be able to afford the loan now, what happens if the rate jumps two percent over the next two years?

In the current real estate market, potential rate increases are a troubling issue. In areas where the real estate market is dramatically appreciating, homebuyers are using ARM loans to "get into" homes. Put another way, they are using ARM loans to get a mortgage payment they can afford without giving real consideration to rate increases in the future. Mortgage interest rates have been at historic lows for the last few years. What will happen to all these people when rates rise? He can make savings and loans crisis in the late 80's look like small potatoes.

If you are considering an adjustable rate mortgage, make sure you do the research. Find out how often the rates can increase and by how much. Try to determine whether you can afford payments if the rates go up significantly over the next few years. With Greenspan retiring, now is the time to be very careful when taking on mortgage debt.

Sergio Haros is with Great Western Mortgage - San Diego Mortgage Brokers - providing San Diego home loans. Great Western Mortgage is a San Diego mortgage company writing San Diego mortgages and San Diego refinance and home equity loan.

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Adjustable-Rate Mortgage Resets Deflated the Housing Bubble

The loan reset issue is not confined to those who bought late in the bubble rally of the Great Housing Bubble. Many borrowers are homeowners who refinanced to take advantage of more favorable loan terms. Most loans originated in the later stages of the bubble rally were adjustable rate mortgages. When these mortgages reset to higher payments, most borrowers defaulted, and their properties went into foreclosure.




Adjustable-Rate Mortgage Resets Deflated the Housing Bubble

The loan reset issue is not confined to those who bought late in the bubble rally of the Great Housing Bubble. Many borrowers are homeowners who refinanced to take advantage of more favorable loan terms. Most loans originated in the later stages of the bubble rally were adjustable rate mortgages. When these mortgages reset to higher payments, most borrowers defaulted, and their properties went into foreclosure.

During the Great Housing Bubble, prices rose dramatically in nearly every market nationally. With such a dramatic increase in prices, one would expect the total home equity for homeowners to increase dramatically as well. If fact, the opposite occurred; home equity declined during the rally of the real estate bubble. By the end of 2007, home equity as a percentage of home values was at record lows. Where did all the equity go? Existing homeowners spent it, and many new homeowners had such low down payments, that they had very little equity to begin from the start.

Refinancing and home equity withdrawal is the primary reason home equity did not rise as prices increased. There was a great deal of conspicuous consumption in the bubble rally, particularly in California. It seems every house has two luxury cars in the driveway, the malls are always full of customers, and each homeowner is busy competing with his neighbors to see who can look richer. Many also spent their "liberated" equity to acquire other properties which was a major driver of the prices in the bubble rally.

Aggregate home equity statistics can be misleading because approximately 30% of US households have no mortgage at all. Also, during the bubble rally, home ownership increased 5% nationwide, and many of these new homeowners were subprime borrowers who utilized 100% financing. This will have some impact on home equity statistics, but it is not sufficient to cancel out a 45% increase in home prices without massive home equity withdrawal. If the home equity statistics are viewed in the context of those households that have a mortgage, total equity nationwide was around 35% in 2006.

The initial price declines caused by defaulting subprime borrowers set the stage for defaults by Alt-A and Prime borrowers by lowering property values. At the time of this writing, the Alt-A and Prime borrowers have not yet faced the prospect of their loans resetting to higher payments as they start facing resets in 2009 that continue through 2011; however, it is not difficult to speculate on what will happen.

Both new homes and foreclosures are must-sell inventory. The presence of must-sell inventory in the market forces prices lower. Builders aggressively cut prices in many markets in 2007 and 2008, and it did not help sales. The builders will be forced to lower prices more in 2009 and beyond until prices bottom in the new home market. Foreclosures increased dramatically in all markets in 2007 as the pressure of large debt loads overwhelmed many borrowers. The number of new units and foreclosures is not a problem in a healthy market, but in a declining market with large numbers of REOs, this must-sell inventory drives prices lower.

The lowered property values will make it difficult for these borrowers to refinance because they will no longer meet the more stringent loan-to-value ratios that will be required to refinance. It is likely many of these borrowers will not be able to afford the payment at reset, and they will lose their homes just as the subprime borrowers lost their homes. If Alt-A and prime borrowers had utilized conventional mortgages as they had in the past, they would not be facing the mortgage reset time bomb, and they could simply ride out the subprime debacle just as many homeowners did through the declines of the early 90s. However, it is different this time. This time, the loans they have taken out are going to ruin them. It's not the borrowers, it's the loans.

Lawrence Roberts is the author of The Great Housing Bubble: Why Did House Prices Fall?

Learn more and get FREE eBooks at: http://www.thegreathousingbubble.com/

Read the author's daily dispatches at The Irvine Housing Blog: http://www.irvinehousingblog.com/

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My Adjustable Rate Mortgage Rate Increased - Make an Adjustable Mortgage Rate Term Refinance Go Fast

When your adjustable rate mortgage rate increases it can be stressful. But with some clear thinking and a plan of attack you can refinance your loan and get the best deal in the process.




My Adjustable Rate Mortgage Rate Increased - Make an Adjustable Mortgage Rate Term Refinance Go Fast

You adjustable rate mortgage rate is going to increase thats a fact. Maybe it already has and you are now stressed out and wondering what to do next. Just remain calm and follow a few proven steps and your payment will be back down to normal very soon.

What To Do When You Adjustable Rate Mortgage Rate Increased

• Call Your Lender- Call your current lender first and ask them if they offer refinancing directly through their company. Many times they will and this is the fastest way to get the deal done especially if you are looking for and adjustable mortgage rate term refinance and not a cash out deal.
• Check Local Interest Rates- Local interest rates can vary alot from bank to bank and from broker to broker. Check your paper, make a few phone calls but do not let every one pull your credit but instead give them a general overview of your situation. You can then use these quotes to compare to what your current lender is offering you.
• Determine Your Home Value- When you are refinancing your homes value will have a great affect on getting your loan. Even if you just want to get an adjustable rate mortgage loan term you will still need at least 5% equity in your home. You can do this easily with a variety of online services. It may cost $30 to have done but it is still cheaper then paying for a $300 appraisal only to find out your value is to low.
• Get Your Financial Papers In Order-When your adjustable rate mortgage rate increases and you need to refinance you need to gather all your financial information lie W-2 statements, last two years tax returns, retirement and bank statements and the name and number of your home owners insurance agent. Having these ready to go will make your loan process go much faster.

If Refinancing An ARM is in your future you need to learn how to get the best deal on your next refinance loan and you can easily do that at http://www.adjustablemortgageinfo.com

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Fixed Rate Vs Adjustable Rate Mortgages

What is a Fixed-Rate Mortgage? The interest rate on a fixed-rate mortgage remains the same throughout the entire loan term, allowing you to make periodic (usually monthly) payments of the interest and the entire principal spread over 15 to 30 years. The payment amounts remain the same.




Fixed Rate Vs Adjustable Rate Mortgages

What is a Fixed-Rate Mortgage?

The interest rate on a fixed-rate mortgage remains the same throughout the entire loan term, allowing you to make periodic (usually monthly) payments of the interest and the entire principal spread over 15 to 30 years. The payment amounts remain the same. Only a change in taxes or insurance (if included in the loan) could change the amount of the payments. Short-term-fixed-rate mortgages usually have a lower interest rate than long-term loans because the lender risks the cost of funds rising above the rate of returns while locked into a long-term loan.

What is an Adjustable-Rate Mortgage?

An adjustable-rate mortgage (ARM) is one in which the interest rate can increase or decrease periodically, meaning your monthly payment may also increase or decrease. The calculate the ARM interest rate, lenders add a few percentage points called the "margin" to the "index." Most ARMs adjust the interest rate and monthly payment every One, Three, or Five years, called the "Adjustment Period." Many ARMs limit (cap) the percentage of interest increase/decrease at each adjustment period, while some cap the increase percentage in the monthly payment adjustments. Some cap neither the interest nor payment adjustments. Therefore it is extremely important to understand what changes will occur during an ARM loan term.

Be Cautious of "Discount" Offers

Lenders sometimes offer "discount" or "teaser" interest rates in order to attract borrowers to ARMs. These rates could be for a specified period, such as six months or a year. A cap on interest increase could allow a borrower to have a below-market interest rate for several years. However, it is possible for interest rates to rise to the loan cap, which would significantly increase monthly payments. Therefore, it is important to ask for all of the information the lender has on the loan you're considering to avoid surprises down the road.

Deciding Factors

When deciding on a mortgage loan type, it's helpful to know your short and long-term plans/goals for the property, and consider your financial situation, as there are advantages and drawbacks for both fixed and adjustable-rate mortgage loans. While fixed-rate loans offer the confidence of knowing your payment will never increase, long-term loans will likely have a higher interest rate. ARMs are risky in that it's difficult to predict increased interest rates, yet over the long-term, they may end up saving you money due to various interest rate decreases. To be sure you make the decision that's right for you, be sure to ask your potential lender to fully explain the loan terms to you, and if you the answers are unclear, ask until they are.

Joseph Trzepla is a web designer that has a lot of experience in the mortgage field. He is considered a top rated website designer and has over 13 years of experience in the field.

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Refinance an Adjustable Rate Mortgage - Five Home Refinance Tips to Make Your Loan Go Faster

Many home owners will have to refinance and adjustable rate mortgage this year and many will do so blindly. But with a few simple home refinance tips put into action they can have a smoother faster loan process.




Refinance an Adjustable Rate Mortgage - Five Home Refinance Tips to Make Your Loan Go Faster

When ever you are going to refinance and adjustable rate mortgage, or any mortgage for that matter you want to be sure that you get the best deal. By applying a few simple home refinance tips you can make sure you get the best deal and have a fast smooth loan process.

Home Refinance Tips

Start With Your Current Lender- Before you call locally call your current lender and ask them if they are able to refinance an adjustable rate mortgage. Many times if the lender offers in house refinancing they will give yo u a great deal on both rate and closing costs just to keep you as a customer. Additionally you can use there quote to compare to any local companies.

Shop Around Locally-Find three reputable mortgage companies in your area and ask them for a quote for your home loan. The quote should include a Good Faith Estimate that explains their fees and closing costs as well as an interest rate quote.

Do Not Have Numerous Credit Pulls- While shopping around for the best deal have your quote to refinance an adjustable rate mortgage based on excellent credit. Do not let all the mortgage companies pull your credit to check your score, doing so may start to have a negative impact on your credit score.

Be a Good Borrower- Part of the process of refinancing a mortgage is the responsibility of the person borrowing the money. Make sure you make yourself available to your lender, return their phone calls promptly and be co operative. Being a good client will ensure that your loan goes as fast as possible and closes quickly.

Start Early-This is one of the best home refinance tips to apply. If you know you have to pay a mortgage rate can be set to start the process of around three months before your reset rate. This will give you enough time to deal with any problems that can pop.

For more Adjustable Mortgage Refinance tips and information head over to http://www.adjustablemortgageinfo.com and learn how to get the best deal on your next ARM refinance.

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