Category: Credit Bad

Kentucky USDA Loans | Rural Housing Loans Kentucky

Kentucky USDA Loans | Rural Housing Loans Kentucky.

via Kentucky USDA Loans | Rural Housing Loans Kentucky.

best lenders for home loan after bankruptcy in ky

Can I get an USDA Mortgage Loan after bankruptcy?

Criteria for USDA loan approvals state that if you have been discharged from a Chapter 7 bankruptcy for three years or more, you are eligible to apply for an USDA mortgage. If you are in a Chapter 13 bankruptcy and have made all court approved payments on time and as agreed for at least one year, you are also eligible to make an Kentucky USDA loan application.

Joel Lobb
Senior  Loan Officer

(NMLS#57916)
 
American Mortgage Solutions, Inc.
800 Stone Creek Pkwy, Ste 7,
Louisville, KY 40223
 Fax:     (502) 327-9119
 
 Company ID #1364 | MB73346

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Understanding and Improving Your Credit Scores

Understanding and Improving Your Credit Scores.

via Understanding and Improving Your Credit Scores.

What is a Good Credit Score to qualify for a Kentucky Mortgage Loan for USDA, RHS, VA, FHA, and Fannie Mae

What is a Good Credit Score.

via What is a Good Credit Score.

What is a Good Credit Score to qualify for a Kentucky Mortgage Loan for USDA, RHS, VA, FHA, and Fannie Mae

 

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What is a Good Credit Score?

An established credit history and credit score often stands between potential home or car buyers and their dream. But What is a good credit score? What exactly is a credit score? What makes a credit score “good?” How to improve your credit score? If you’re new to building credit there are a few things you need to know in order to keep your credit looking stellar.
What is a credit score?
Your credit score is a numerical representation of your credit report. This three-digit number is like a badge that predicts risk, credit responsibility and determines your interest rates if you borrow money from lenders much like your CLUE Report. While you will be able to get a copy of your credit report you may not find this numerical key listed. Think of your credit score like the cliff notes version of your credit report. There are a few different measures of credit scores between divisions. Based on their own systems different scorers might view certain numbers in many ways.

what is a good credit score

what is a good credit score
Deciphering your three-digit credit score is quite easy if you know the levels. The range usually runs from 300-850. Good to excellent credit is considered anything from 700 to 850. If your credit score falls in this range you’re going great! Fair credit runs from 625-699, poor runs from 550-624, and anything below 550 is bad. Some finance experts would classify anything over 720 a good credit rating. Experts will disagree depending on their preferred credit rating systems, and in most cases the criteria you use to determine whether or not your credit score is good will not be far off.
What Does a Good Credit Score Mean?
Having a good credit score is great, but if you don’t know how to use it you could be missing out on some crucial credit building. Credit scores are used in varying ways by lenders and banks. One thing your credit score implies is how likely you are to pay back debt. Basically it announces how reliable you are as a borrower. People with good credit scores are more likely to pay back funds that they borrow while those with lower scores aren’t so reliable. Lenders like reliable borrowers, and good credit points them out.
But a credit score does much more than predict whether or not you’ll pay a loan back. When it comes to buying a house or car, there is an interest charge. Higher credit scores usually have a lower interest rate than those with bad to fair credit. Lenders not only base whether or not they’ll approve a loan by your credit score, but also how much interest to charge. If your credit is in good standing your interest rate won’t be as high as someone with bad credit. Your credit score saves you money with lower interest rates.
How is a Credit Score Calculated?
In order to build and maintain good credit you must first know how your score is determined. Once you know what goes into a credit score you can begin building your credit or nursing your score towards higher digits. Credit scores are based on your financial history only, and laws prevent your score being affected by things like race, gender, age and where you live. What is included are items such as your payment history, your current credit debts, age of your credit history, new credit items added to your accounts and types of credit used.
These five basic areas are where the bulk of your credit score is formed. All criteria have varying degrees of involvement in your score. For example:
  • Payment history (35%) – How many on-time payments you’ve made, missed, defaulted and past due items
  • Current amount owed (30%) – How much you currently owe – if you owe a large amount this could negatively affect your score
  • Age of credit history (15%) – The average length of your credit accounts and time since last activity
  • New credit (10%) – The number of new credit items on your accounts
  • Types of credit (10%) – The kinds of credit accounts are you currently maintain
How to Improve Your Credit Score?
Many people avoid credit based on all the negatives they’ve heard against it, but neglecting your credit score hurts your chances of being able to make major purchases in the future. The best way to build credit is to use credit, and forming the following good credit habits early will pull your low score to higher ground.
  • Pay bills on time – This is the easiest and best way to boost your credit score. Since the bulk of your credit score comes from your payment history, paying bills on time will pull you up quickly. Not only will that help, but a recent and consistent history of paying bills on time overshadow a period long in the past where you may have missed payments.
  • Budget – Setting up a budget and staying within its parameters will keep you from overspending and using credit for frivolous things. Although using credit builds credit not being able to pay it off hurts more in the future.
  • Use all your credit cards regularly – If you have a few credit cards try to use them from time to time in order to show that you use all of your accounts. Remember that the last usage of an account is 15% of your score.
If you want to start repairing a bad credit history or start building yours, find out what your credit score is. I use Credit Karma to check mine, you can check out my review of Credit Karma or if want just apply here –www.creditkarma.com.
Making your way to a good credit score and keeping your score high won’t be a financial nightmare when you know how to build it and what it means financially.


Posted By Blogger to Louisville Ky Mortgage Lender FHA/VA

Joel Lobb (NMLS#57916)
Senior  Loan Officer

4 Ways You Might Be Hurting Your Credit Score (And What You Can Do About It)

Factors contributing to someone's credit score...
Factors contributing to someone’s credit score, for Credit score (United States). (Photo credit: Wikipedia)

4 Ways You Might Be Hurting Your Credit Score (And What You Can Do About It).

Kentucky FHA, VA, KHC, Rural Housing and Fannie Mae Loan Free Pre-Approvals for Mortgage Loans

via 4 Ways You Might Be Hurting Your Credit Score (And What You Can Do About It).

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Understand Your Credit Score To Help Avoid Foreclosure : Fannie Mae

Understand Your Credit Score To Help Avoid Foreclosure : Fannie Mae.

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Kentucky USDA and Rural Housing Underwriting Update for November 2012

Kentucky USDA and Rural Housing Underwriting Update for November 2012

This website is not an Government Agency, and does not officially represent the HUD, VA, USDA or FHA or any other government agency. 

1)  Kentucky USDA loans and rural housing underwriting  is tightening up!  You are going to see us asking for more to make sure we have it to respond to USDA when they ask for it.  We don’t want to be caught shorthanded on these deals and be stuck waiting to get them closed (neither do you!) so to be reactive to the changes with USDA, you will find that we are conditioning for more than we used to.  To help us be on the ball with your USDA loans, be sure to include the following:

1)  30 days most recent paystubs showing a YTD amount

2)  VOE’s if the borrower is NOT employed in the same position for more than 2 years or the borrower has OT, Bonus or commission income.  We will recommend Written VOE’s   for the purpose of showing the borrower is in the same line of work!

3)  Assets – if your 1003 shows bank information and asset information then you must provide the most recent 2 statements to prove this information

4)  Collections & open judgments must show on your liabilities.  Please provide an LOX for all Derogatory credit  this LOX should show that the circumstances were temporary in  nature, beyond the applicant’s control and resolved to the best of their ability

5)  VOR‘s are required for all USDA loans.  USDA has been consistently requesting this information in the past 30 days.  For files above 640, a VOR will suffice.  For files under 640,     we will require 12 months cancelled checks.  If a VOR is not available due to the borrower living with family,  an LOX will be needed

6)  Paystubs for all income in the household regardless if they are on the loan or not. Must be most recent and 30 days worth to help determine actual income

7)  Garnishments or child support shown and if paying it we will require the court order. If receiving it, we need a 12 month history of receipt and court order

8)  W-2’s for the past 2 years for ALL jobs

9)  Tax returns if self employed or unreimbursed expenses are shown

10)  YTD P&L if self employed prepared by tax preparer and signed by borrower.

11)  1980-21 signed by borrowers

12)  Fully executed purchase contract

Remember – we cannot send a file to RD without an appraisal!!!  The appraisal must state that the property meets HUD Handbooks 4150.2 and 4905.1.

2)  Turn times for USDA in several states are extreme.  We understand your frustration with the delays and want to express to you that we are watching diligently for return commitments to push your files to closing.  If you could review your USDA loans with us and insure that all conditions are met….except for the CC…we can expedite these files ASAP when the commitment comes in.  If your file has been with us for over 30 days, please update the paystubs as ours will have expired!!!

Thank you for your attention and please let me know if you need me!

Joel Lobb (NMLS#57916)
Senior  Loan Officer
502-905-3708 cell
502-813-2795 fax
jlobb@keyfinllc.comKey Financial Mortgage Co. (NMLS #1800)*
107 South Hurstbourne Parkway*
Louisville, KY 40222*

Kentucky USDA and Rural Housing Credit Scores Guidelines

Kentucky USDA No Score Loan Guides

Map of Kentucky highlighting Jefferson County
Map of Kentucky highlighting Jefferson County (Photo credit: Wikipedia)

DTI: 29/41 Maximum no exceptions.
Rent: 12 months 0 x 30 on Rent. 12 months cancelled checks or VOR if institution. Or a four Non Traditional Trade Lines may be substituted with underwriting
approval.
Credit: No delinquent or derogatory past or current credit. Regardless of size or type.
No open collections or judgments (exceptions granted upon review only
and only based on overall profile of the loan).
Job Time: 2 years of consecutive work/education with no gaps.
Alternative Trades: 3 Non Traditional Trades with Rent or 4 Non Traditional Trades with No Rent. 0 x 30 and must have 12 month history on each trade.
Pricing: 3.00 negative adjustment to price.
Miscellaneous: Required to have 2 months bank statements and/or 401k asset Account with 2 month Reserves. FTHB Education is required.
Minimum Loan: $30,000
Residual Incomer per Family/Geographic: Borrowers must have residual income left over after their loan closes, see table below for what is required:
Family Size
1
$450
2
$755
3
909
4
1,025
5
1,062
Over 5 Add $80 for each additional family member up to 7

Kentucky Rural Housing and USDA 620-639 Credit Score Loan Guides:

DTI: 29/41 Maximum no exceptions.
Rent: 12 months 0 x 30 on Rent. 12 months cancelled checks or VOR if institution. Or a four Non Traditional Trade Lines may be substituted with underwriting
approval.
Credit: 3 Trade Lines seasoned for 12 months with high balances of a minimum $500. No delinquency in last 12 months regardless of size or type.
No open collections or judgments (exceptions granted upon review only and only based on overall profile of the loan)
Alternative Trades: May be needed if credit is thin or needed to be strengthened overall credit quality.
May require four non-traditional trades if no Rent History.
Job Time: 2 years of consecutive work/education with no gaps.
Pricing: 1.50 negative adjustments to pricing.
Miscellaneous: Required to have 2 months bank statements and/or 401k asset Account with 2
months reserves.
Minimum Loan: $30,000

Kentucky USDA and Rural Housing Manual Underwrite with GUS Refer Scores >=640:

DTI: 29/41 Maximum no exceptions.
Rent: 12 months 0 x 30 on Rent. 12 months cancelled checks or VOR if institution. OR a four Non Traditional Trade Lines may be substituted with underwriting
Approval if no rent history is available.
Credit: 3 Trade Lines seasoned for 12 months with high balances of a minimum $500.
OR if payment shock <=25% and traditional trade lines cannot be supplied we can accept 3 alternative trade lines with 12 month history and 0 x 30.
No delinquency in last 12 months regardless of size or type on any credit.
No open collections or judgments (exceptions granted upon review only and only based on overall profile of the loan)
Job Time: 2 years of consecutive work/education with no gaps.
Pricing: 2.00 negative adjustments to pricing.
Miscellaneous: Required to have 2 months bank statements and/or 401k asset Account with 2
months reserves. May be waived with strong compensating factors.
Minimum Loan: $30,000

Joel Lobb (NMLS#57916)
Senior  Loan Officer
502-905-3708 cell
502-813-2795 fax
jlobb@keyfinllc.com

Key Financial Mortgage Co. (NMLS #1800)*
107 South Hurstbourne Parkway*
Louisville, KY 40222*

The Best Kind of Loan for Your Credit Score

The Best Kind of Loan for Your Credit Score.

via The Best Kind of Loan for Your Credit Score.

Credit Scores and the Kentucky USDA Rural Development Loan Program

Credit Scores and the  Kentucky  USDA Rural Development Loan Program

 

The Kentucky USDA Rural Development Loan Program is by far the most credit score friendly loan program currently available. While USDA is willing to work with scores lower than 640 most lenders won’t. Thus, pragmatically the minimum credit score required by USDA is 640.

 

For Kentucky homebuyers with a minimum credit score of 640 lenders may streamline the credit approval process normally required as part of the underwriting process. This means that a borrower:

 

With a lack of credit “depth” will not have to document non-traditional credit items such as utility or insurance payments
A negative past credit history may allow the Underwriter to not request letters of explanation for the cause of the past challenges
Collection accounts can remain open provided the Underwriter believes it unlikely that the account will eventually turn into a judgment

However, USDA is not willing to overlook certain overtly negative credit items even when the credit scores are over 640. For instance borrowers with any of the following adverse past credit should not expect to obtain credit approval using the Kentucky USDA loan program:

 

Foreclosure or short sale within the last 3 years
Chapter 7 bankruptcy discharged within the past 3 years
Chapter 13 bankruptcy debt restricting plan completed within the last 12 months
Late mortgage payments within the last 12 months
Applicant or co-applicant delinquent on a federal debt; such as taxes, student loans, or previous agency loan (i.e. VA loan in which the eligibility was forfeited due to a foreclosure)

Kentucky USDA may be willing to give a borrower an exception to a past bankruptcy or foreclosure prior to the three year period provided the borrower can document the cause of the past negative credit experience as being related to an illness or job loss and unlikely to reoccur.

 

Once the credit score exceeds 680, Kentucky USDA allows this score to be considered as justification for allowing the borrowers debt-to-income-ratio to exceed the target ratios of 29% for the housing costs and 41% for the total debt ratio. Frequently USDA will approve loans where the housing ratios are in the high 30% range and total debt ratios are in the high 40% range.

 

Bottom line the Kentucky USDA Rural Development Loan Program is more flexible in approving a perspective borrower than any other loan program. But like any loan program today, the Loan Officer shouldn’t assume that this level of credit flexibility will result in an automatic positive underwriting decision if the Underwriter doesn’t feel strongly that the borrowers chance of success at homeownership is strong.

 

Downpayment Requirement
No down payment is required
If borrower has adequate assets (i.e. 20% of the property purchase price) to obtain conventional financing the borrower may be ineligible for the USDA Rural Development Loan

 

Eligible Properties
Must be in an eligible USDA Rural Development Location
Owner-occupied properties
Existing attached & detached single family residences
New construction with permanent financing only
2-4 unit properties
PUD’s (i.e. Townhomes)
Condo-units. HUD, VA, FNMA or FHLMC approved project

 

Ineligible Properties
Co-ops
Mixed-use
Condotels
Manufactured homes
Log cabin homes
Single Family Homes:
 
The property must be “Modest” residential lot that can’t be subdivided
Land value exceeds 30% of the appraised value

 

Maximum Income Amount
County specific. Reference the USDA website for adjusted household income limits

 

Maximum Loan-To-Value
Maximum loan-to-value is 103.50%

 

Maximum Mortgage Amount
None
With in-ground swimming pool

 

Minimum Credit Score
Middle Credit Score – 640 for each applicant

 

Monthly Mortgage Insurance Premium (MIP) Requirements
0%. USDA Loan doesn’t require a monthly mortgage insurance premium

 

Multiple Property Ownership
USDA Rural Development primarily doesn’t allow applicants to own other properties
Exceptions include when the other property owned is:
 
Not owned in the local commuting area as the new property; or
Not structurally sound and/or functionally adequate

 

Occupancy Type
Owner occupied only

 

Qualifying Ratios
29/41% debt-to-income (DTI) – Target
39/49% debt-to-income (DTI) – With compensating factors such as:
 
680 or higher credit score
No or low “payment shock” – less than a 100% increase in proposed mortgage payment Vs. current rental housing expenses
Fiscally sound use of credit
Ability to accumulate savings
Stable employment history with 2 or more in current position or continuous employment history with no job gaps
Cash reserves available for use after settlement
Career advancement as indicated by job training or additional education in the applicants profession
Trailing spouse income – as a result of a job transfer, the house is being purchased, prior to the secondary wage-earner obtaining employment. If the secondary wage-earner has an established history of employment and has a reasonable chance to obtain new employment in the area
Low total debt

 

Seller Contribution
Unlimited Contribution towards closing costs, prepaids, discount points, buydown fees, and upfront Commitment Fee

 

Transaction Types
Purchase
Rate/Term Refinance on existing USDA loan

 

Kentucky USDA Rural Development County Specific Income and Location Guidelines

 

County Max Household Income Location Restrictions
  1 – 4 5 + People
Adair $74,050 $97,750 100% Eligible
Allen $74,050 $97,750 Partially Eligible
Anderson $74,050 $97,750 100% Eligible
Ballard $74,050 $97,750 100% Eligible
Barren $74,050 $97,750 Partially Eligible
Bath $74,050 $97,750 Partially Eligible
Bell $74,050 $97,750 100% Eligible
Boone $79,950 $105,550 Partially Eligible
Bourbon $75,350 $99,450 Partially Eligible
Boyd $74,050 $97,750 Partially Eligible
Boyle $74,050 $97,750 100% Eligible
Bracken $79,950 $105,550 Partially Eligible
Breathitt $74,050 $97,750 100% Eligible
Breckinridge $74,050 $97,750 100% Eligible
Bullitt $74,050 $97,750 Partially Eligible
Butler $74,050 $97,750 Partially Eligible
Caldwell $74,050 $97,750 100% Eligible
Calloway $74,050 $97,750 Partially Eligible
Campbell $79,950 $105,550 Partially Eligible
Carlisle $74,050 $97,750 100% Eligible
Carroll $74,050 $97,750 Partially Eligible
Carter $74,050 $97,750 Partially Eligible
Casey $74,050 $97,750 100% Eligible
Christian $74,050 $97,750 Partially Eligible
Clark $75,350 $99,450 Partially Eligible
Clay $74,050 $97,750 Partially Eligible
Clinton $74,050 $97,750 100% Eligible
Crittenden $74,050 $97,750 100% Eligible
Cumberland $74,050 $97,750 Partially Eligible
Daviess $74,050 $97,750 Partially Eligible
Edmonson $74,050 $97,750 100% Eligible
Elliott $74,050 $97,750 Partially Eligible
Estill $74,050 $97,750 100% Eligible
Fayette N/A N/A Completely Ineligible
Fleming $74,050 $97,750 Partially Eligible
Floyd $74,050 $97,750 100% Eligible
Franklin $75,550 $99,750 Partially Eligible
Fulton $74,050 $97,750 Partially Eligible
Gallatin $79,950 $105,550 Partially Eligible
Garrard $74,050 $97,750 100% Eligible
Grant $74,050 $97,750 Partially Eligible
Graves $74,050 $97,750 100% Eligible
Grayson $74,050 $97,750 Partially Eligible
Green $74,050 $97,750 100% Eligible
Greenup $74,050 $97,750 Partially Eligible
Hancock $74,050 $97,750 Partially Eligible
Hardin $74,050 $97,750 Partially Eligible
Harlan $74,050 $97,750 100% Eligible
Harrison $74,050 $97,750 Partially Eligible
Hart $74,050 $97,750 100% Eligible
Henderson $74,050 $97,750 Partially Eligible
Henry $74,050 $97,750 Partially Eligible
Hickman $74,050 $97,750 100% Eligible
Hopkins $74,050 $97,750 Partially Eligible
Jackson $74,050 $97,750 100% Eligible
Jefferson N/A N/A Completely Ineligible
Jessamine $75,350 $99,450 Partially Eligible
Johnson $74,050 $97,750 100% Eligible
Kenton $79,950 $105,550 Partially Eligible
Knott $74,050 $97,750 Partially Eligible
Knox $74,050 $97,750 100% Eligible
Larue $74,050 $97,750 100% Eligible
Laurel $74,050 $97,750 Partially Eligible
Lawrence $74,050 $97,750 100% Eligible
Lee $74,050 $97,750 Partially Eligible
Leslie $74,050 $97,750 100% Eligible
Letcher $74,050 $97,750 Partially Eligible
Lewis $74,050 $97,750 100% Eligible
Lincoln $74,050 $97,750 Partially Eligible
Livingston $74,050 $97,750 Partially Eligible
Logan $74,050 $97,750 100% Eligible
Lyon $74,050 $97,750 Partially Eligible
Madison $74,050 $97,750 Partially Eligible
Magoffin $74,050 $97,750 100% Eligible
Marion $74,050 $97,750 100% Eligible
Marshall $74,050 $97,750 Partially Eligible
Martin $74,050 $97,750 Partially Eligible
Mason $74,050 $97,750 100% Eligible
Mccracken $74,050 $97,750 Partially Eligible
Mccreary $74,050 $97,750 Partially Eligible
Mclean $74,050 $97,750 100% Eligible
Meade $74,050 $97,750 Partially Eligible
Menifee $74,050 $97,750 100% Eligible
Mercer $74,050 $97,750 Partially Eligible
Metcalfe $74,050 $97,750 Partially Eligible
Monroe $74,050 $97,750 100% Eligible
Montgomery $74,050 $97,750 100% Eligible
Morgan $74,050 $97,750 Partially Eligible
Muhlenberg $74,050 $97,750 Partially Eligible
Nelson $74,050 $97,750 100% Eligible
Nicholas $74,050 $97,750 100% Eligible
Ohio $74,050 $97,750 Partially Eligible
Oldham $74,050 $97,750 100% Eligible
Owen $74,050 $97,750 Partially Eligible
Owsley $74,050 $97,750 100% Eligible
Pendleton $79,950 $105,550 Partially Eligible
Perry $74,050 $97,750 100% Eligible
Pike $74,050 $97,750 Partially Eligible
Powell $74,050 $97,750 100% Eligible
Pulaski $74,050 $97,750 Partially Eligible
Robertson $74,050 $97,750 100% Eligible
Rockcastle $74,050 $97,750 Partially Eligible
Rowan $74,050 $97,750 100% Eligible
Russell $74,050 $97,750 Partially Eligible
Scott $75,350 $99,450 100% Eligible
Shelby $79,800 $105,350 Partially Eligible
Simpson $74,050 $97,750 100% Eligible
Spencer $74,050 $97,750 Partially Eligible
Taylor $74,050 $97,750 100% Eligible
Todd $74,050 $97,750 Partially Eligible
Trigg $74,050 $97,750 100% Eligible
Trimble $74,050 $97,750 Partially Eligible
Union $74,050 $97,750 100% Eligible
Warren $74,050 $97,750 Partially Eligible
Washington $74,050 $97,750 Partially Eligible
Wayne $74,050 $97,750 100% Eligible
Webster $74,050 $97,750 Partially Eligible
Whitley $74,050 $97,750 Partially Eligible
Wolfe $74,050 $97,750 100% Eligible
Woodford $75,350 $99,450 Partially Eligible