Real Estate and Home Equity Lines of Credit

Is it time to renovate your kitchen or bathroom? Do the floors in the living room need refinishing or the house need paint outside? All of these can be expensive and we don’t always have adequate savings to pay for major remodels. What are our options? A home equity line of credit can be our savior.

A home equity line of credit or HELOC in banking parlance, is a mortgage secured by your home with a deed of trust. It can be a first or second mortgage depending on your home’s current encumbrances.

A second mortgage can be a loan or a line of credit with the line of credit option the most popular. By taking a fixed term loan, one must start repayment with interest immediately on a monthly basis; even if you have not used the funds yet and they are sitting in a savings account. There are times and places where a loan may be a good option for your second mortgage.

The HELOC tends to fill the bill rather nicely for renovations and remodels. The interest rate is based on one of the common indexes like the LIBOR (London Inter Bank Offered Rate) or the Wall Street Journal Prime Rate which is an index based on the prime lending rate of 30 banks. A prime lending rate is the rate at which the bank lends to its best customers. The adjustable rate of the HELOC usually is a “prime plus” interest rate. This may be prime plus 2%, 3%, etc. The rate will change as the market changes. If today’s prime rate were 3.5% and your HELOC was prime plus 3%, your rate would be 6.5%.

A HELOC is a line of credit where its maximum loan amount is based on your home’s value. Most financial institutions will allow you to encumber up to 80% of your home’s value with a HELOC. We refer to this as a loan to value ratio or LTV. Here is an example of loan to value calculation for a HELOC:

Home Value:                $300,000

First Loan Amount:       $180,000

Max Equity 80%LTV   $240,000

Max HELOC               $ 60,000

In the case above, the home would qualify for a $60,000 line of credit.

This house qualifies but does the homeowner? In underwriting, we will match up your

housing costs (principal, interest, taxes, and insurance) with any additional debt you may have to determine the amount you have available to pay on your debts. This ratio can be calculated as 35% to 45% depending on the underwriting guidelines of the institution. In example: If the ratio is 40%, the maximum debt to income ratio amount would be $400 for each thousand dollars in income.

The home equity line is an excellent way to leverage the unused equity in your home and make substantial improvements that can increase the value of your asset. Here at Meriwest Credit Union we can typically provide a preliminary approval within 24 hours. These HELOC deals run about 3 weeks from start to finish. The main hold up is getting the appraiser to the property. There are a limited number of them and a great many properties waiting for to be appraised.

Interested in doing some work on your home? Here is a link to our Home Equity Line of Credit page.

Federally insured by NCUA. We do business in accordance with the Federal Fair Housing Law and Equal Credit Opportunity Act.
Copyright 2013 Meriwest Credit Union. All rights reserved.

Estate Planning and W.C. Fields

One of the hardest things to do for yourself is prepare for your death. As we get older we have to start considering this. Preparing a will or having a lawyer prepare a trust is part of that. But, and I cannot stress this enough, you also need to keep good records.

W.C. Fields (real name:William Claude Dunkenfield) was a comic actor who performed in movies in the 30’s and 40’s. He was extremely popular; a superstar by current standards. Surprisingly, after his death, almost half of W.C. Fields estate could never be located. To ensure his privacy and his access to funds wherever he traveled in Vaudeville, Fields opened hundreds of different bank accounts under assumed names. He did not maintain any records of the deposits or banks, so his executors were probably lucky to locate as many as 48 of the secret accounts. The remaining deposits, estimated to be approx. $600k, were never found. Allowing for inflation, that is $6.7 million in today’s dollars!

As a young vaudeville performer, Fields barely eked out a living. Many years of poverty and near starvation left him with a recurring nightmare: he was alone in a strange city with not a penny to his name and being chased by police. He would awake from these dreams in a cold sweat. This upsetting vision preyed on Fields’ mind, and he began a series of eccentric encounters with banks all over the world.

Terrified of being broke, he would open a bank account under a fictitious name wherever he happened to be. These accounts varied from small sums to as much as $50,000. Fields favored whimsical pseudonyms for his bank books such as Figley E. Whitesides, Sneed Hearn, Ludovic Fishpond, Aristotle Hoop, Dr. Otis Guelpe, and Cholmonley Frampton-Blythe. In time, he began waking up from his nightmares saying to himself. “Forget it, you probably have a bank account in that town.”

Because Fields neglected to keep track of his accounts, only 48 of them were found and closed after he died on Christmas Day, 1946. He had told a friend that he recalled opening at least 700 such accounts.

As an adult, W.C. found fame and fortune, but held on to a lifelong fear that he would go broke. I know that many of us have that same fear. Unfortunately for W.C. Fields, his plan did not work out well for his family. Most of his fortune was likely escheated (taken as abandoned property) by the states where the accounts were held after the legal time period passed where no one claimed the funds. Of course, when he used fictitious names like Aloysius Mergatroid-Hamms, it is not surprising the majority of his estate was never located!

The lesson for us is rather obvious. Proper record keeping and estate planning can be a tremendous comfort to your loved ones. There are many ways to avoid probate and other fees when doing your estate planning. Using a revocable living trust can pass your assets to your family with a minimum of hassle and probate costs. These are also known as Family Trusts. It is important to note that when one establishes one of these types of trusts, they must go to all their financial institutions and change the title of their accounts to the trust with the owners or “trustees” as the signers. The same is true for any properties the family may own. How much can this save you in relation to probate fees and estate taxes? You would need to address this with your attorney. You can set these up online, but you should consult with an attorney to gain a full understanding of the type of trust you need before diving in.

Setting up your savings and checking accounts as Totten Trusts by establishing beneficiaries as part of the opening process is a good idea. A Totten Trust, or payable on death (POD) trust, avoids probate as the beneficiaries are predetermined. When the account holder or holders die, the funds are given to the beneficiaries upon presentation of the official death certificate. If you have money set aside for a special person, child, or grandchild, the Totten Trust is a good vehicle for preserving those funds. Your local credit union can help you establish these types of accounts.

And above all, keep good records. Have them all in one place. Make it easy for your family when you pass away. Set a good example for those following in your footsteps.
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"Auto Financing 101" will be presented at our Main Office on Wednesday, June 19th at 6:30pm. Auto Finance 101 shares the basics of shopping for a car, financing a car, making your deal with the salesman, and how to save money on additional services like extended warranties.

The class takes place at our Main Office at 5615 Chesbro Ave, San Jose CA 95125
Please RSVP with Greg Meyer at gmeyer@meriwest.com.

www.hypersmash.com

Consolidating Your Banking May be a good Idea

We understand why consolidated banking is a good idea from the financial institution’s point of view; they maximize the profit from that particular customer and no longer have to expend any effort in trying to capture their other banking/lending/investments. But, why is it a good idea for the client?

Financial institutions concentrate their sales efforts on bringing in a larger share of the customer’s wallet. This can also work to the customer’s advantage. As a customer, you may be able to receive benefits such as better interest rates and reduced or no fees for bringing in their loans, retirement savings and other investments. Free checking accounts, free safe deposit boxes, very low cost overdraft protection, personal document shredding, free coin counters, preferred rates on credit cards and auto loans are some of the advantages of having your finances in one place. Another good reason for combining your accounts is relationship pricing on loans and savings products. This means that, depending on the size of your overall relationship, you may be able to get higher rates on your time deposits and lower rates or reduced rates on your borrowing. With many institutions, you will see increased benefits as their deposits and relationships increase in size. Often these are tiered benefits that kick in at $10K, $25K, and $50K.

If you have a particularly large relationship; one that includes your investments and home and business loans, you may find yourself in a unique position. Your financial institution may make some very significant concessions should you decide to look elsewhere for your banking services. Are you refinancing your mortgage? Your manager will likely do their best to meet or beat any competitor’s quote!

But it’s not just financial savings. There are some real convenience issues here too! Combined statements are very convenient; being able to see all your accounts in one statement saves a lot of time. When you enter your online banking, all of your accounts can be accessed at once for transfers and other business.

You can have a better, often more personal relationship with your financial institution. As a manager myself not too many years ago, I had always assigned my best bankers to my top clients. I have always believed bank managers should treat his or her best and most profitable clients like royalty. They should assign an employee to them as their “Personal Banker.” Now, if the manager is not in, the customer has an assigned representative to support their financial needs.

Finally, when you die, if all your accounts are in one place, you have made things much easier for the executor of your estate. They don’t need to go to multiple financial institutions to settle the estate. This saves your family time and effort. 

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It is Homebuying Weekend June 7th and 8th at the Meriwest Credit Union's Sunnyvale Financial Center on El Camino at Fair Oaks. Friday the 7th is Mortgage Day. Loan Agent Bruno Gonzalez will be present all day to answer your home purchase and refinance questions.  

On Saturday, June 8th, we will be presenting "Homebuying Strategies for the Current Bay Area Housing market."

Presented by Michael Mendenhall of Keller Williams Realty, with Bruno Gonzalez of Meriwest Mortgage. 

You will learn:

• The truth about foreclosures, short sales and other sources of housing inventory.
• Purchasing real estate in today's changing housing market
• Possible problems when purchasing a short sale home, flipped or bank-owned property.
• Defining your homeownership goals and creating a step-by-step strategy to achieve them.
• What you need to have in place to start looking for a home.
• The benefits of homeownership in the bay area.
• How to view homes and make offers that get accepted, at the best price with the most favorable terms.
• Understanding your financing choices when purchasing a home.
• Acquainting yourself with the required real estate documents.

 I hope you can join us June 7th and 8th in Sunnyvale!

Over Your Head Financially? Here are your top ten indicators...

 1. Carrying a balance on a credit card. If you are not paying them off, you are paying interest. If you could shift all the interest you paid on your consumer credit cards to your retirement account, how rich would you be? 

2. You use payday loans to make ends meet at the end of the month. Bad consumer! 

3. You’ve been turned down for a consolidation loan. This is a sure sign you are already over-extended and that your debt-to-income ratio is too high. Time to budget your expenses and start paying down what you owe! 

4. You’re hiding your spending behavior from family members. This red flag indicates that you are aware of your personal finance problems, but are unable to acknowledge it. Fighting with your spouse is a related indicator as financial troubles often lead to domestic trouble.

5. You finance your vehicle for more than five years. This may be a clear sign that you’re buying more vehicle than you can reasonably afford.

6. You get more than one late notice per year. On occasion, everybody may let a bill fall through the cracks and forget to pay it. But if you find yourself getting multiple late notices for bills, especially for utilities, then that’s a signal that your finances may be in serious trouble.

7. You get more than one bounced check per year. Again, most folks have had an occasional overdraft of their checking account. But if this happens more than once per year, it’s usually a sign of trouble.

8. You need a co-signer to get a loan. Those without a credit history can ignore this warning sign. However, for everyone else, the need for a co-signer indicates that banks no longer find you credit worthy.

9. You find yourself borrowing from your family and friends. We have heard that borrowing from friends or family is a surefire way to sow the seeds of discontent — especially when you fail to pay the money back.

10. You lack an emergency savings account of at least three months living expenses. Those who are living from paycheck to paycheck can be completely derailed by even the most modest unexpected expenses, such as the need for major car repairs.

Credit: Credit Unions are providing their members and the public with more financial education classes than ever. This is done for free as a community service to their neighbors. Yeah! 

Debit: Over the past year, several national banks have raised fees on their checking overdraft and non sufficient funds transactions. Boo! 

Our Next Financial Workshop:

May 22nd - Preventing Identity Theft -6:30pm
Meriwest Credit Union Main Office at 5615 Chesbro Ave, San Jose CA 95123
RSVP with Greg Meyer at gmeyer@meriwest.com or call at 408-365-6328

The Long Shadow of Bad Credit in a Job Search: How does your credit effect your ability to find a job? This story, from New York Times Business Day section, will give you some insights into how hiring managers view your credit report. Click the link and learn! 

 

Len Penzo - One of the great financial bloggers! Check out his blog here: LenPenzo.com

Helping your Kids buy a Home

It is nice to help our kids buy a house. But it is equally important that we keep it “business.” If you loan them part of the downpayment or provide a loan to cover a gap in the financing, i.e. the kids come in with 20% down, take a 70% first mortgage and need 10% lent to them by the parents because the payments on an 80% first would be too much for their budget. The “Parental Second” can be creative. You can have the interest paid monthly or accrued to be paid annually. If you don’t have a payment plan and are letting the interest accrue, you can also compound the interest monthly or annually to increase your yield on the loan. Just remember that any interest earned, whether deferred or paid regularly, is regular income and subject to IRS taxation.

There is some bookkeeping to be done by Mom and Dad. The parents are required to provide their kids with a 1098 to document their interest paid so the kids may deduct the interest from their taxes.

For some parents, earning 3% or a bit more on your money is a pretty good deal considering how poor savings rates are today. Of course, your loan is in second position and, historically, loans in secondary positions usually have a greater interest rate than the first mortgage due to the greater risk accepted by the lender in second position. If a borrower defaults on the first mortgage, the holder of the second mortgage must make up the financial shortfalls on the first mortgage to make good his claim on the property. So asking for >4% is not unusual for a second mortgage. Many financial institutions are asking for prime plus one point on business loans. Wall Street Journal prime is 3.25% so, prime plus one is 4.25%. That might be a very satisfactory rate for a family loan. Let’s keep in mind, historic rates for home mortgages are up in the 5’s. Thus, 4.5% is still a pretty good deal.

Hmmmm, could a loan like this become part of your retirement income? If you are retired, this sort of thing can be helpful to your income. $40,000 at 4.5% generates about $150 a month in interest income. That's a nice supplement to someone's Social Security.

Of course, I suppose that each of us knows our kids and whether or not they would be a responsible adult and repay their loans; particularly loans from their parents! Let’s keep in mind that we need to go all the way and file a deed of trust and have your kids sign a promissory note that details how the loan is to be repaid. If you don’t do that, you deserve all that you are not repaid! The deed of trust protects your loan interest and your interest in the property. Without it, should you kids fail to pay, your ability to get repaid thru the trustee sale or foreclosure sale of the home will be compromised.

Emotional? Yes, there are a variety of ways for this to become an emotional mess. Is the parent depending on the interest from this loan to help with their retirement income? A missed payment in this case could be very critical. Suppose the son or daughter is involved in a large lay off? Even worse, their job is in low demand and finding a new job will take a lot of time. During this lay off, they stop paying their first mortgage. It is then the responsibility of the second mortgagor to make good the first mortgage to keep the first lender from filing foreclosure. Can all parents afford to pay this for their kids? That is a lot of stress and demonstrates for us the emotional issues that can come with lending to our kids. 

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Our next financial education workshops will be presented at our main office on Chesbro Ave in San Jose. This month we are offering "Establishing Credit" on May 15th which is a good course for high school and college students, but really works well for anyone interested in how credit gets established. 

On the 22nd we will be offering "Preventing Identity Theft" at our main office. This workshop provides you with all you need to know to prevent identity thieves and protect your good name from those who would use it for criminal acts. Get ready for summer vacation with our preventing identity theft class. 

May 15th - Establishing Credit - 6:30pm 
Meriwest Credit Union Main Office at 5615 Chesbro Ave, San Jose CA 95123
RSVP with Greg Meyer at gmeyer@meriwest.com or call at 408-365-6328

May 22nd - Preventing Identity Theft -6:30pm

Meriwest Credit Union Main Office at 5615 Chesbro Ave, San Jose CA 95123
RSVP with Greg Meyer at gmeyer@meriwest.com or call at 408-365-6328
 

A History of FICO Scores Part II

In the 1950’s, someone asked the question, how can we judge someone’s credit without having to read the entire credit report?

You see, not only was time an issue, reading the reports and making judgments based on the information in them became an issue. You could have two loan underwriters look at the exact same loan package and come up with wildly different opinions on a person’s credit. Some would give their approval of the loan and others denied the credit. There was no set of rules that told underwriters how to decipher and utilize the information they were gleaning from credit reports. It was all just “someone’s opinion,” very subjective.

Thousands of new borrowers were being approved daily and lenders needed a way to mitigate or gauge risk and develop a national standard for credit worthiness. In 1956, a company named Fair Isaac Company came out with a revolutionary idea; Credit Scores, also knows as FICO Scores.

How does the scoring work? FICO takes several important financial factors into account. The two most critical factors are the borrower’s payments and the balances they maintain. These items make up 65% of the score; 35% for the payment history and 30% for the balance ratio. That’s why a late payment has such a serious effect on our score. Collections are worse for us and our scores. The effect of a late payment on a loan or credit card will start to diminish after 24 months. If one has an open collection, the collection will have the same weight on their score on the last day of seven years as it did on the first day it was placed on the person’s report. The lesson here is very simple, make your payments on time and you will never have to deal with late payment issues or collections.

Balances play a role in our score if we don’t pay them down. 30% of your score is determined by the balances a person is carrying vs. how much they have available. Maintaining outstanding credit card balances by paying only the minimum payment can be very detrimental to your score. We have to make an effort to pay our outstanding balances off. For scoring purposes, the balances are added together and a ratio is calculated vs. the total amount of credit available.

The three remaining factors are our History. How long have we managed credit? That accounts for 15% of our score.

Finally, 10% each is allocated to the types of credit we manage and the number of inquiries made on our report annually.

With this data put into a computer algorithm, a number could be determined. That number would be an indicator of risk. A high number would indicate less risk is involved in lending to a person where, conversely, a low number would indicate a lower likelihood of repayment. This also led us to “FICO Score Lenders;” lenders that only grant credit based upon a predetermined level of score.

What is a “FICO Score Lender?” Typically, our major banks are using the FICO score as the primary determining factor in making their initial credit decisions. Let’s say a financial institution has 300 offices in California. On any given day, each office might send a loan application to their loan underwriting department. The underwriters, the staff who decide credit decisions, might number a dozen but receive 300 applications in one day. Prior to 1956, they would have to view each credit report to make a decision. Now, they enter the social security number of the applicant and the credit bureau gives them a number. If today’s number is 740, then any applicant with a FICO Score of 740 or above will get a further review of their loan package. The borrowers with a FICO Score of 739 or less are declined for credit as they did not make the score. Not only does the FICO Score help us determine risk, it helps lenders render faster credit decisions. Often, we can approve someone based on their credit within 24 hours.

Some may ask if using a score like this is fair. The FICO Score is basically colorblind. Credit is ultimately granted to those who have proven they can manage it well. It is typically declined for those who manage it poorly. Over the years, the score has been adjusted down for times when credit was loosened and adjusted upwards for times when we had to tighten up on the use of credit. Today, most financial institutions are looking for borrowers with a FICO Score of 740.

Are credit unions just like banks on FICO Scores? Not necessarily, credit unions generally take a more holistic approach to lending; meaning they tend to take a look at the “whole borrower,” not just their credit score. Before a credit union renders a credit decision on someone, we will take into account how long this person has been on the job? How long have they have lived in the area? How long have they been a CU member? Of course, a CU will consider their income and debt to income ratios before we provide our final decision. What this means is, if a borrower comes in with a FICO Score at 739, or 735, we don’t automatically decline their loan request. We take a wider look at our borrower to determine their creditworthiness.

Can banks help their clients with loans just like credit unions do? Sure they can, but they don’t! They will tell you they don’t have the time. It takes to much time to make decisions on marginal credit applications. Time is money and we need that money to show a profit to our shareholders.

I used to work for a bank that called itself the “Largest Financial Services Provider in the World.” One of my bosses once said to me, “We need to make profit. If we don’t make a profit, we might as well be a credit union.” As if there is something wrong with that?

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Thank you. I hope you enjoyed our history of FICO scores. If you want to learn more about credit, please attend our next Credit Myths Workshop this Wednesday the 24^th at our Monta Loma Financial Center in Mountain View: 580 North Rengstorff Ave, Mountain View CA.

To RSVP for this workshop, click this link.

Credit Myths and Credit Repair

Credit Myths and Repair    April 24th at 6pm   Monta Loma Financial Center

Learn how collections, credit inquiries, and late payments effect your credit score. What is a FICO score? You will learn how to access your credit report and your credit score for free. Learn from the experts.

A History of FICO Scores and Why We use them - Part One

We have spent a lot of print on what goes into creating your FICO score. We know who FICO is, Fair Isaac Company, and they invented the score. We have learned the five factors that go into it; Payments, Balances, History, Inquiries, and Types of Credit and how each of these factors are weighted. We have learned how FICO scores are affected by debt and collections. What we have not covered is why FICO exists at all. Why do we need FICO Scores?

Back in the day, we used your entire report, read it page by page, to learn how you manage your credit. We would check your collections, payment histories, and other data in making a lending decision. It took time to make loan decision. It was not like today where lending decisions can be made instantaneously online or within 24 hours of receipt of the application. Often, two or three people would have to review a loan file before it could be approved. That all changed with the advent of the FICO Score in the 1950’s.

Okay, so FICO saves us time in getting loan approvals. How did it come about?

In the 1860’s, a few regional credit bureaus started to crop up. They maintained lists of people or businesses that used credit and kept a record of their credit volume and payment histories. This allowed merchants to give credit to their customers without having to have a personal relationship with them as had been customary in the past.

In 1898, the first national credit bureau opened its doors. The Retail Credit Company, later to be known as Equifax, was born in Atlanta. For $25, merchants could get a list or “Merchant’s Guide” that listed those who were known to have good credit habits and would be a good credit risk. For many years, the Retail Credit Company (Equifax) would be the only game in town, and in the USA for that matter, where financial institutions and other lenders could gather information to judge risk when lending.

In 1900, the first versions of a credit card were issued. “Proprietary Cards” were issued by oil companies and department stores to good customers. This allowed these customers to purchase goods and pay them back at a later date. The cards were only accepted at the issuing store. While modern credit cards are issued for consumer convenience, “Proprietary Cards” were issued as a means of stimulating customer loyalty.

What about the other two credit bureaus? Where did they originate? In 1866, UTLX started doing business. They were a manufacturer of tank cars to be pulled by trains. Later, they started their own credit bureau and were known as TransUnion. In  1901, the Cleveland Cap and Screw Company was founded and that was later to became known as TRW and, eventually, the Experian Credit Bureau we know today. These companies, TransUnion and Experian, started tracking consumer credit usage in the 1960’s.

Between World War II and the advent of the other two credit bureaus in the late 1960’s, there was an explosion in credit! Prior to WWII most lending was local; merchants provided credit to local families or businesses. Many loans were made on the basis of bank references and personal recommendations. During this time, the ability to check someone’s credit on a nationwide basis had not been established.

As G.I.’s returned home after the war, the job market expanded and the demand for consumer products and home purchases grew dramatically. Loan volumes grew and financial institutions hired large numbers of loan processors and loan underwriters. As volumes grew, processing times got longer and customer patience was shorter.  

Finally, someone asked the question, how can we judge someone’s credit without having to read the entire credit report?

Check out Part II of our History of FICO Scores coming in next week!

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Workshops!

This month's Financial Education Workshops are taking place at our Monta Loma Financial Center in Mountain View: 580 North Rengstorff Ave, Mountain View CA. Please RSVP for either of these workshops at this link.

Auto Financing 101       April 17th at 6pm    Monta Loma Financial Center

Learn what insiders know about the auto buying process. What tricks do dealers use to get you to buy? Is my interest rate negotiable? How do I get the best deal on a purchase and financing? Meet our Personal Auto Shopping Service Manager, Bill Fultz who has 25 years of experience at car dealerships and now shares his knowledge with our members. 

Credit Myths and Repair    April 24th at 6pm   Monta Loma Financial Center

Learn how collections, credit inquiries, and late payments effect your credit score. What is a FICO score? You will learn how to access your credit report and your credit score for free.