Senior Freedom Experts Have Been Helping Seniors With Texas Reverse Mortgages Since 2002"
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Reverse Mortgages Step-By-Step
STEP 1. Learn About Reverse Mortgages.
One of our Reverse Mortgage Experts at the number above can educate you about the
process and the procedures. Our Specialist will discuss your particular needs and
goals and tell you whether a reverse Mortgage will satisfy these goals. You will
learn about the application process and whether a reverse mortgage is right for your
STEP 2. Communicate Your Immediate Needs And Financial Situation.
It is important to detail your financial needs and goals to the Reverse Specialist
so they can help you make the right decision about a reverse mortgage. If facing
foreclosure or bankruptcy, the path to a reverse mortgage will be altered to meet
those needs and determine if you qualify. In the case of a pending foreclosure, time
can be very critical, and the Specialist can often negotiate with the current lender
and convince them to hold off to allow the reverse mortgage to close and pay off
the delinquent loan. None of our Reverse Specialists have yet seen a foreclosure
take place when they were negotiating with the borrower's current lender.
STEP 3. Application, Disclosures, and Borrower's Income and Assets.
The specialist will assist with the required Reverse Mortgage Loan Application along
with required disclosures concerning loan costs, the estimated amount of money available,
and the various disbursement options. Borrowers can select how they want the money
to be disbursed at any time in the process both prior to or after closing the loan.
Borrowers will need to provide required documentation and information including verified
social security number, unexpired state or federal issued photo identification, homeowners
insurance, and when they receive it, a signed original copy of the FHA counseling
certificate (step 4). You will also need to provide FHA approved proof of income
sources and monthly amounts, and possibly available liquid assets such as savings.
STEP 4. Counseling.
In order to complete the application process for a Reverse Mortgage, HUD requires
that borrowers receive counseling from a HUD approved third party financial counselor.
The Reverse Mortgage Specialist will provide a list of approved counselors. The Counselor
will review borrower's current financial situation, discuss potential alternatives,
and then give detailed information concerning a reverse mortgage and the long term
outlook after taking a reverse mortgage. The application form will have documents
that the counselor can get online that help with their counseling process. Counseling
must be completed in order to proceed to most of the next steps in the loan process.
STEP 5. Processing, Appraisal, and Underwriting.
In order for the mortgage company to process the loan application, the borrower's
financial situation must be reviwed, income verified to be adequate to pay taxes
and insurance, and credit history reviewed to verify the borrower makes timely credit
and property charge payments. To determine an exact value for the property, the home
must be appraised by an FHA approved appraiser. Appraisers are selected by third
party Appraisal Management Companies to insure that the appraisal is a totally independent
procedure with no influence on the value determination. In addition, a title report
is obtained, along with hazard insurance information, flood certification, and if
borrowers don't have a legal description or survey that the title company approves,
a survey must be ordered. Most properties do not require a survey. The homeowner
is responsible for the fees charged for any work done prior to closing the loan,
however, many Appraisal Management Companies and surveyors do not require payment
until the loan closes and will be paid out of loan proceeds (note: any closing or
other costs financed in the reverse mortgage loan will reduce the amount of available
loan proceeds). If any structural defects are discovered that must be repaired to
meet FHA standards, the Reverse Specialist will discuss whether a repair set-aside
can be utilized, or if doing the work prior to loan approval is required. The processor
will order a preliminary title report, payoffs for existing loans, and credit report
along with other required information. Before ordering the appraisal, the lender
will determine if the borrower meets Financial Assessment qualifications which determine
if a life expectancy set aside for taxes and insurance will be required. The reverse
mortgage specialist will cover that in detail. Once the appraisal is complete and
all the required documentation is collected, the processor will send the loan package
to underwriting. The underwriter may require additional information, and if so, will
notify the mortgage company who will in turn notify the homeowners. Underwriting
can take as little as one day or up to a week or more if there are conditions which
need to be cleared prior to loan approval. Once the loan is approved it can move
to closing. The two steps that usually take the most time in the process are waiting
on a title report and ordering and waiting for an appraisal report.
STEP 6. Closing.
Following loan approval, closing documents are ordered. These include final disclosures,
final Good Faith Estimate of loan costs, the disclosures that detail the amount of
money available and what the total loan costs will be, calculated over the projected
life of the loan. In addition, promissory notes and deeds of trust will be prepared,
along with a final title policy. The Reverse Specialist will schedule a closing with
the borrowers. Borrowers have the option of closing at a title company office or
closing in the home with an approved notary if that is more convenient. Once all
the closing documents have been signed, borrowers have 3 business days to cancel
the loan should they decide not to go through with it. If they should decide to cancel,
they will be responsible for any up front expenses incurred in the loan process including
appraisal, survey, flood certification, credit report, etc.
STEP 7. Funding.
After the three day right of recission period, the loan will fund and the proceeds
will be disbursed. If there was an existing mortgage, it will be paid off, along
with any repair fees and closing costs. The remaining funds that are available immediately,
will be either in the form of a check or will be wired directly to the borrower's
bank account (the recommended method). The funds can be partially disbursed as one
lump sum, then in one year the remaining funds can be taken in monthly payments,
as a line of credit, or as a final lump sum, or as a combination of these. If you
choose a line of credit, you also earn interest on the funds that are not immediately
STEP 8. When To Repay The Reverse Mortgage.
As stated this is a Payment Optional Mortgage! long as borrowers live in the home,
there is no repayment of the Principal and Interest required. If however they would
want to make payments on the reverse mortgage, they may do so. If for any reason
they decide to move out of the home permanently, or decide to sell the home, the
balance of the Reverse Mortgage must be paid off upon sale or within a reasonable
time after moving out. In the case of moving out, borrowers may put the house on
the market and sell it. In any case, reasonable time to either pay off the reverse
or sell the house to pay off the loan is allowed. Should borrowers pass away, the
home passes to the heirs according to the will. Heirs are also given a reasonable
time in which to either pay off the loan or sell the house to repay the loan. At
no time are borrowers or their heirs liable for the repayment of the loan should
the home be worth less than the accrued loan balance. In any event, they would never
owe more than the original appraised value should they decide to keep the home, even
if the accrued loan amount were higher. In other words, if the home was appriased
for $100,000 when the reverse mortgage was closed, and upon death the loan balance
was $125,000, the heirs would be able to keep the home by paying $100,000, and the
remaining balance would be paid by the FHA mortgage insurance.
STEP 9. Act Now.
If you would like to take advantage of the benefits offered by a reverse mortgage,
or learn more, Call Now! or email us for information. The timing for a reverse mortgage
could possibly never be better than right now!
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