VA LOANS and VA FINANCING - A GOOD Zero Down DEAL FOR VETERANS

VA Loans require no down payment and allow you to qualify for a more expensive home.

The VA doesn’t actually make loans. Instead, it insures loans so that if buyers default for some reason, the lenders will get their money. This encourages lenders to give mortgages to people who might not otherwise qualify for a loan.

VA Mortgage Loan Advantages  

• VA home loans do not require a down payment, unless the purchase price is more than the appraised value or in excess of current loan limits.

• VA home loans have limitations on which closing costs may be assessed to the veteran.

• VA home loans may be prepaid without penalty.

• Maximum (zero down) VA loan has increased to match conforming loans!

• VA home loans may have forbearance extended to worthy VA homeowners experiencing temporary financial difficulty

• VA performs personal loan servicing and offers financial counseling to help veterans avoid losing their homes during temporary financial difficulties

• Rates are competitive with conventional loan interest rates.

• VA home loans do not require mortgage insurance premiums.

• Although there is no down payment required - There are still lender closing costs

• The seller may pay ALL of the veteran's closing costs (and with a $0 down payment, the veteran can literally purchase a home for nothing).

• VA FastTrack Refinace: No Credit Check, No Appraisal, No Income Verification, No Underwriting

We are sensitive to the needs of our American Veterans. But before you get a VA loan, you will need a Certificate of Eligibility, and your DD-214. If you do not have one, or cannot find it, you must contact the VA to get one. Click HERE for details on how to obtain these forms. 
 

If WE are your lender - we can under most circumstances, get your required Certificate of Eligibility for you for free.

VA Frequently Asked Questions... Click HERE

Eligibility Requirements

Income Guidelines for VA Home Loans

VA requires a borrower to have sufficient and adequate income to cover the repayment of the mortgage.  Before a borrower can be approved for a VA home loan, the stability of income and the continuance of the borrower's income must be established through acceptable sources of income, the borrower's past employment record, and the employer's confirmation of continued employment must be established. 

Stability of a person's income is generally derived from their employment history.  VA requires verification for the previous two full years and must be documented through lender verifications of previous employment or W-2's.  This income must be analyzed to determine whether it can be expected to continue through the first 3 years of the mortgage loan (if the borrower intends to retire during this period, the expected retirement income, social security benefits, etc. should be used).  Any gaps in employment must be reasonably explained by the borrower.  Schooling or education for  the borrower's profession (e.g. nursing school) can be counted towards the 2 year requirement.  Allowances for seasonal employment, such as is typical in the building trades for example, may be used.  

VA FUNDING FEE

In order for VA to guarantee the home loan, there is a closing cost assessed by the VA to originate the loan called a funding fee.  This fee will vary, depending upon the type of VA loan, whether this is your first time to use your entitlement, if you are a disabled veteran, the down payment and if you served active duty or in the National Guard/Reserves.

The following table breaks down the funding fee charged by VA:

Cash-out Refinance: 3.00% Funding Fee

VA STREAMLINE REFINANCE

An "Interest Rate Reduction Refinance Loan" (IRRRL) or Streamline Refinance allows Veterans to refinance their current mortgage interest rate to a lower rate than they are currently paying. This program is only available to veterans who are refinancing their original VA mortgage in which they utilized their original eligibility.

Loan  Conditions:

• The VA charges ½ percent funding fee to guarantee the IRRRL Loan.

• There is no cash out on an IRRRL loan.

• The loan being refinanced must be current and have a perfect pay history for the last 12 months.

• 2nd mortgages cannot be included and must subordinate.

• No assumptions are allowed.

• This loan can be done with "no out of pocket money" by including all costs in the new loan or by making the new loan at an interest rate high enough to enable the lender to pay the costs.

VA Cash-Out Refinance

Cash-out refinances on properties owned more than one year prior to the refinance are permitted on owner occupied principal residences only, and are limited to 90% of the appraised value plus the allowable closing costs.

A cash-out refinance is when a borrower refinances their current mortgage for more than they owe in order to pull out the built up equity that has accrued in the home.  The amount a home owner can borrower is limited by the value of the property compared to the loan amount (otherwise known as the loan-to-value or LTV).  

The following are basic requirements of a cash-out VA refinance loan:

• If the property was purchased less than one year preceding the refinance, the borrower is allowed to refinance up to 90% of the original sales price plus the allowable new closing costs or the appraised value plus the allowable closing costs (whichever is lesser)

• If the property was purchased more than one year preceding the refinance, the borrower can cash-out 90% of the the appraised value plus the allowable closing costs

• Applies to owner occupied properties only

• 2nd mortgages may be paid off with the cash-out refinance (the second mortgage must be at least 12 months old)

• Loan amounts may not exceed 90% of the appraised value.

• The borrower must have sufficient entitlement for the loan (not including any existing entitlement that was used for loans to be paid off by the refinance

• There must be a first lien against the property

• If the new loan is to refinance an existing mortgage to buy out an ex-spouse's equity, a divorce decree or settlement agreement must be provided to document the equity awarded to the ex-spouse

• All borrowers must credit qualify

• A funding fee of 3.00% will be added to the loan amount at time of closing (there are no refunds for previous funding fees assessed by the VA).

• Borrower may receive cash proceeds at closing

• Maximum loan term is 30 years plus 32 days