Happy Veterans Day!
While we enjoy the holiday that is Veterans Day, we here at HawaiiVAloans.com would like to take the time to reflect and say Thank You to all those Veterans who have served our country and help preserve our freedom.
Little known facts about Veterans Day
Veterans Day actually started off as Armistice Day which recognized the end of World War I when the Armistice Treaty was signed on November 11th, 1918 between the Allies and Germany. While “Armistice Day” did not officially become a legal holiday until 1938 - it wasn’t until 1954 - thanks to the campaigning of a shoe store owner from Kansas, was the holiday official renamed “Veterans Day”.
From Wikipedia:
In 1953, an Emporia, Kansas, shoe store owner named Al King had the idea to expand Armistice Day to celebrate all veterans, not just those who served in World War I. King had been actively involved with the American War Dads during World War II. He began a campaign to turn Armistice Day into “All” Veterans Day. The Emporia Chamber of Commerce took up the cause after determining that 90% of Emporia merchants as well as the Board of Education supported closing their doors on November 11, 1953, to honor veterans. With the help of then-U.S. Rep. Ed Rees, also from Emporia, a bill for the holiday was pushed through Congress. President Dwight Eisenhower signed it into law on May 26, 1954. Congress amended this act on November 8, 1954, replacing “Armistice” with Veterans, and it has been known as Veterans Day since.
Top 5 Myths Regarding VA Loans
One of the main reasons we started HawaiiVALoans.com was that we found that there were so many misconceptions about VA Loans. Whether it was the broker/lender giving the wrong information or Veterans finding outdated information from non-reliable websites - it was evident that for whatever reason, the facts about VA Loans were getting distorted.
Over the years - we’ve heard it all. I thought it would be a good idea to debunk the 5 most common myths we’ve heard about VA Loans:
1. “I can only use my VA Loan eligibility once”
This is by far the most common myth we hear - but this is definitely false. There is no limit on the number of times you can use a VA Loan. Now if you’ve had a VA loan previously, you need to have had your entitlement restored by paying off the mortgage (pay off balance, sell the property, refinancing into a conventional mortgage) in order to get another VA Loan. There is a possibility in which you could have more than one VA Loan outstanding at a time - but only if you didn’t use your entire entitlement on the purchase of the first property. Now if you’ve already used a VA Loan previously, you just have to keep in mind that the cost of the VA funding fee is increased from 2.15% to 3.3% (no down payment) for every subsequent use of a VA Loan. If you’ve accumulated equity on the sale of your first home, and you can put a 5% down payment the next time, your funding fee can be reduced from 3.3% to 1.5%.
2. “Sellers won’t accept my offer if they know I’m doing a VA Loan”
This was the case a few years back when it was a “sellers’ market” and it was common for sellers to get multiple offers on a property that were over the asking price. Sellers would often be reluctant to accept VA offers because they had to pay additional costs to cover the VA non-allowables. Now that the market has shifted to a “buyers’ market” - we’ve been seeing sellers more than happy to accept VA offers. In fact, since the guidelines for traditional conventional loans are constantly changing and getting tighter, sellers are more confident that the loan will be approved if the buyer is using a VA loan because the guidelines for VA Loans very rarely change.
3. “VA Loan amounts are not high enough to buy a property in Hawaii”
When I speak with military personnel who are new to the islands, many of them think that the VA Loan amount is $417,000. This was true for the continental 48 states - but in Hawaii and Alaska, maximum VA Loan amounts for 100% was actually 625,500. This past July, congress recently passed a bill which temporarily increases the maximum VA Loan amount to $793,750 for Honolulu County until 12/31/2011. With loan amounts up to $793,750 - there is no shortage of properties in Hawaii that a VA Loan can cover.
4. “Those in the National Guard or Army Reserves are not eligible for a VA Loan”
Not true. Those who have only served in the National Guard or Army Reserves may also qualify for a VA Loan - they just have to have at least 6 years of service compared to 2 years or less in the regular military (Army, Marines, Navy, Air Force, Coast Guard).
5. “I cannot qualify for a VA Loan since I’ve declared bankruptcy in the past”
Again - not true. If you filed bankruptcy but have been discharged for at least 2 years - we can disregard the bankruptcy. If it was discharged within the last 2 years, there is a possibility to still get a VA Loan if:
- the applicant or spouse has obtained consumer items on credit subsequent to the bankruptcy and has satisfactorily made the payments over a continued period, and
- the bankruptcy was caused by circumstances beyond the control of the applicant or spouse such as unemployment, prolonged strikes, medical bills not covered by insurance, and so on, and the circumstances are verified.
Now if you filed for Chapter 13 - you may be eligible for a VA Loan if:
- the applicant has finished making all payments satisfactorily.
- the applicant has satisfactorily made at least 12 months’ worth of the payments and the Trustee or the Bankruptcy Judge approves of the new credit.
These are just 5 of the most common myths we hear about VA Loans. If you have a question about VA loans - feel free to contact us. No VA question is a “stupid” question.
What Determines Mortgage Rates?
This is an age old question and actually quite complicated one (ok, maybe not quite age old, but common questions nonetheless). However, I will do my best to answer it as simply and accurately as possible. This is a slight oversimplification and this explanation may not apply to all mortgage rates, but it is the driving force behind the majority of rates (there are some lenders who set rates completely at their choosing, i.e credit unions, but they often base their rates off of other lenders’ rates which are described here). So, here it goes…
Mortgage rates, like stock prices are set by the open market. What does that mean? Well, it means that there isn’t someone sitting in a back room in Washington telling people what the rates are going to be. There are thousands of investors (mostly large banks, insurance companies and others) that buy and sell mortgage ‘securities’ every second the market is open. Whenever two agree on a price, that is the new market price. So…what are these securities? Lenders across the country sell individual loans to Fannie Mae and Freddie Mac. Fannie Mae and Freddie Mac, in turn give them back a security equal to the amount of loans sold to them. They also provide a guaranty that the principal (or the face value) of the security will be repaid. Because of this guaranty from Fannie Mae or Freddie Mac, investors are willing to buy these securities because they are now considered a safe investment. The buyer of the security does not need to worry if Joe in Detroit loses his job at the auto plant. Fannie and Freddie do that worrying for them and absorb any losses (I may describe that process in another blog post, but you’ve got enough to absorb within this one).
Buying vs. Renting: Which is More Expensive Upfront?
Having little to no money in the bank can be one of the main deterrents to homeownership. In this case, the logical option would be to rent since it would be less cost upfront, right? Well, if you are eligible for a VA Loan, this may not be necessarily true. Let’s do the math!
Meet Cindy, Joe & Mark
Cindy & Joe are both looking to buy a $500,000 property. Joe is eligible to finance the purchase through a VA Loan. Cindy on the other hand is not VA eligible, and will purchase via a conventional mortgage.
Now Mark is eligible for a VA Loan but feels like he can’t afford the upfront costs of buying a home right now, so he’s looking to rent. He’s looking to rent a home for about $2500, which is comparable to the $500,000 property that Cindy & Joe want to purchase (see rentometer.com).
Top 4 Ways To Use a Seller Credit
Right about now, you’re probably getting tired of reading headlines about how bad the real estate market is and that the financial world is on its way to a meltdown. Me too, but there’s another side to all of this, and one that you, on main street, can turn to your advantage. Guess who else is aware of this phenomenon. That’s right, every seller of a home currently listed for sale. Credit is tightening for other loan programs and, in many pockets, prices are lower than they have been in years.
As a VA eligible homebuyer, you can purchase one of these homes at a value not seen in years…and with potentially very little out of pocket expense. How so? Not only can you negotiate on price when buying a house, there’s another tool that can make getting into a home much easier, seller credit. A seller credit is an additional sum of money paid by the seller for you to use to pay the closing costs on your loan. Make sure to discuss this with your real estate agent.
Who’s Eligible for a VA Loan?
The first step in obtaining a VA Loan is to determine whether or not you are eligible. This determination is made based upon the type of service (active duty or reserve) and the time frame.
If you enlisted or entered service before September 7th, 1980 you may be eligible for the VA Home Loan program if you serced at least 90 days in wartime or 181 days in peacetime. If you enlisted after Setpember 7th 1980 or entered service as an officer after October 16th 1981, you would have needed to serve at least 24 consecutive months (or the full period called to active duty not less than 90 days in peacetime or 181 days in wartime) to qualify for VA Loan benefits.
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