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Real Estate Class > Unit 8: Gov Programs > Flashcards

Unit 8: Gov Programs Flashcards

1
Q

HUD

A

United States Housing and Urban Development

  • Federal Dept created to increase homeownership
  • OVersees Secondary Mortgage market, FHA, VA, and Fair Housing Laws
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2
Q

FHA Insured Loan Program,

A

FHA Provides mortgage default insurance

  • Insures lenders against loss due to default
  • Mortgage insurance premium, user fee paid by borrower (PMI)
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3
Q

FHA Provisions

A
  • Loans from Approved Lenders
  • Higher LTV because of lower DP
  • Appraisal Required - minimum property standards
  • LOAN LIMITS BASED ON COUNTY
  • Caontract for sales and purchase must contain escape clause - if borrower can’t get loan, they can walk away and not lose EMD.
  • Assumable to qualified buyers
  • No prepayment penalty
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4
Q

VA Loan

A

Guarantee to lenders that they will be paid back.

  • No PMI
  • Must Pay User Fee/Funding Fee
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5
Q

VA Loan Provisions

A
  • Approved Lender
  • Up to 100% LTV
  • No Limit
  • Appraisal - minimum property standards
  • Escape Clause
  • Assumable by Vet and NON Vet
  • No Prepay penalty
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6
Q

2 Certificates Required for VA loan

A

Cert of Eligibiltiy (entitlement) shows and amount

Cert of Reasonable Value - VA Apraised (CRV)

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7
Q

Secondary Market Activities

A
  1. Buying notes secured by mortgages from primary mortgage market lenders to supplement the mortgage and lending process.
  2. Keep low cost $$ flowing to the primary mortgage market
  3. Provides liquidity to mortgage market
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8
Q

3 Main secondary mortgage market orgs

A

Freddie Mac, Fannie Mae, Ginney Mae

The whole purpose is to put money back into the primary mortgage market so they can continue to write loans.

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9
Q

Federal Reserve System - The Fed

A 
Purpose: To set monetary policy that provides a safe and stable monetary system by influencing short term rates through the availablity and cost of: 
MONEY AND CREDIT 
 - change rate
 - print money
 - buy and sell treasury bills
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10
Q

Open Market Operations Manage the Supply of Money

A
  1. Money supply increases, interest rates decrease.
  2. Money supply decreases, interest increases
    INVERSELY PROPORTIONAL
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11
Q

Discount Rate

A

Rate charged banks for borrowing money from fed.
Discount increase - Interest Increase
Discount decrease - interest decrease

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12
Q

Reserve Requirement

A

The amount of money banks must keep in coffers.
Reserve increases - interest increases
reserve decreases - interest decreases

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13
Q

Prime Rate

A

The interest rate charged to most trustworthy borrowers.
Prime goes up - interest goes up
Prime goes down - interest goes down

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14
Q

Intermediation

A

Financial middlemen collect many small saving accounts belonging to individual depositors and invet those funds in larger projects.
ie: Money flowing into banks gets unleashed as big development projects etc.

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15
Q

Disintermediation

A

Money withdrawn from banks leads to no projects

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16
Q

Mortgage Servicing

A

Process by which a loan correspondant or servicing firm on behalf of lien holder:

  • Collects payments
  • disburses tax and interest payments
  • keeps records
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17
Q

Warehousing

A

Larger bank warehouses loans for smaller bank.
Lender borrows funds from commercial bank to close loan,
Commercial banks store the docs and services the mortgage

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18
Q

Truth in Lending Act - Reg Z

A

Nothing but Z truth!

- Purpose: promote the informed use of consumer credit by requiring the disclosure of costs and terms.

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19
Q

Truth in Lending Act - Reg Z APPLIES TO

A

ONLY: loans from institutional lenders, to consumers for non-business loans.

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20
Q

Truth in Lending Act - Reg Z DOES NOT APPLY TO

A

Loans made to corporations
Loans made for business or commercial purposes
Seller financing (not an institutional lender) (Such as a contract for deed, or purchase money mortgage)

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21
Q

Disclosure Requirements

A
  1. Total Finance Charges - all fees by charged by the lender in exchange for the loan
  2. Annual Percentage Rate (APR) - the effective rates
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22
Q

Total Fianance Charges that must be disclosed included

A
  • nominal interest
  • loan origination
  • borrower paid points
  • mortgage insurance
  • guarantee charges
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23
Q

Total Fianance Charges that must be disclosed DO NOT include

A
  • settlement charges for title insurance costs, credit report charges, appriasal fee, legal fee, or points paid by seller.
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24
Q

APR - Annual Percentate Rate

A

Aka Effective Rate, states the relationship of the total finance charge to the amount of the loan, expressed as an annual percentage.
A uniform measure of the cost of credit that inlcludes interest and finance charges

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25
Q

Disclosure Statement must be delivered

A

3 days after receipt of completed loan application

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26
Q

Recission (Cancellation)

A

Allowed 3 days after consummating the loan except in primary home loan.
Would work for HELOC, cash out refi, etc

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27
Q

Advertising requirements

A
  1. Price and APR are only specific finance terms allowed in ad.
  2. Terms that trigger the need for Price and APR are very specific monetary words:
    - Down Payment of…
    - Interest Rate of…
    - Montly Payment of…
    - Number of Payments
  3. General words are ok - LESS THAN rent, LOW down payment, BELOW market interest rate
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28
Q

Settlement portion -RESPA

Real Estate Settlement Procedures Act

A

Standardize and regulate real estate settlement practices.

Applies to all federally related loan transactions, including loans to purchase.

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29
Q

Disclosure Requirements - all 3 days

A
  1. Special info booklet, detailing what the costs are, 3 days after completed loan app
  2. Good Faith Estimate of what costs will be - 3 days after getting completed loan app.
  3. Uniform Settlement Statement - at least 3 days before closing - itemizing all settlement charges
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30
Q

TILA-RESPA - Consolidated required disclosures:

A

Loan Estimate, Closing Disclosure, HUD1

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31
Q

Loan Estimate

A
  1. Loan estimate combines finance charges AND settlement costs. 3 biz days after completed loan app.
    EXCEPT REVERSE MORTGAGES
32
Q

Closing disclosure

A

Uniform settlement statement that must be provided 3 biz days prior to close EXCEPT HELOC AND REVERSE MORTGAGE

33
Q

HUD 1

A

Uniform settlement statement that must be provided 3 biz days before close. FOR HELOC AND REVERSE MORTGAGE

34
Q

Appraisal

A

A formal estimate or opinion of value. For appraisal purposes, value is measured in terms of money.

35
Q

Value

A

An item has value if it has demand, utitlity, scarcity and transferability. The price at which most buyers would trade money for real estate, goods or service

36
Q

Principal of value to guide appraiser

A

Principal of Substitution which is the basis for the sales comparison approach (Comp sales)

37
Q

Sales Comparison Approach to appraisal

A

Most often used - All substitutions are made to the COMPS ONLY
Prices of SOLD comps are adjusted for
Condition of Sale
Market Conditions
Physical
If comp is better, than subtract, to get it down to your level.
If comp is worse, then add, to get it up to your level

38
Q

Cost Depreciation Approach

A
  • Cost of replacing improvements, deducts estimated depreciation, and adds the estimated value of the land
    Cost to build new - depreciation, then add in land.
    (Land is valued by comps)
39
Q

Depreciation

A

Loss in value due to any reason

  • Physical Deterioration
  • Functional Obsolescence
  • External obsolescence
40
Q

Curable

A

Benefit of fixing is greater than cost of fixing

41
Q

Incurable

A

Cost too much to fix to be worth it financially.

42
Q

Monetary Policy

A

Actions taken by FED to influence the availablity and cost of money and credit.

43
Q

Comparative Square Foot Method

A

Estimating bulding costs

Use published cost manuals to adjust for geography

44
Q

Unit in Place Method

A

Estimates the cost of producing and installing all the components to build a house - foundation, walls, plumbing etc…

45
Q

Quantity Survey Method

A

Calculates costs of all the physical components in the improvments, adding the cost to assemble them and including construction cost.

46
Q

Functional Obsolesence

A

Home suffering from poor design - 1 pane window southern exposure - or obsolete equipment

47
Q

FHA and VA loans do not have a due on sale clause

A

They are assumable by any qualified borrower

48
Q

Advertisements may use what kind of terms

A

General Terms - Low Rates etc.. Once they are specific, they need to list price and APR

49
Q

CMA

A

Not an appraisal, must disclose

Informal estimate of market value performed by a real estate agent to assist at arrving at a listing price

50
Q

USPAP

A

Uniform Standards of Professional Appraisal Practice

51
Q

Escape Clause

A

IF FHA or VA applicants can’t afford loan, they can cancel within 3 biz days

52
Q

Secondary Market

A

Market where mortgages are purchased from primary lender to supplement the mortgage and lending process

53
Q

Market Value

A

The highest price a willing and able buyer will pay for a property

54
Q

Realtor can perform what informal assessment

A

BPO/CMA - not an appraisal

55
Q

Sales Comp Approach

A

The approach to value in which similar properties that have sold recently are compared to the subjec property.

56
Q

External Obsolescence

A

Happenings off your property but pretty close that bring the value down.

57
Q

Cost Depreciation Approach

A

The most important way of appraising uniquie properties. ones that don’t have comps

58
Q

Replacement Cost

A

Current cost of construction a building witht eh same uitility as the subject, using modern materials and techniques. Suitable replacement, not replica

59
Q

Reproduction cost

A

Cost to build a replica with same or highly similar materials.

60
Q

Compensation for a realtor flows through

A

the broker

61
Q

Realtor can not represent themselves as

A

An appraiser

62
Q

Appraiser

A

formally liscenced individual

63
Q

A real estate liscensee MAY perform an appraisal in which circumstance?

A

Mineral rights or lease

64
Q

USPAP

A

Uniform Standards of Professional Appraisal Practice

65
Q

Failure to comply with USPAP

A

Violation of Chapter 475 F.S.

66
Q

Market Value Pricipals

A
  1. Property on Market for reasonable amoutn of time.
  2. Arms length
  3. Both parties familliar with property’s use and shortcomings
  4. Neither is under abnormal pressure to buy or sell
67
Q

Vacancy Ratio predicts market

A

High rental vacancy means people are buying

Low rental vacancy means there is nothing to buy, or its too expensive

68
Q

Market is fast or slow to respond to change?

A

Slow

69
Q

Highest and Best Use determinants:

A
  1. Physically possible?
  2. Financially Possible?
  3. Legally Possible?
70
Q

For Sales Comp Approach to Appraisal, Elements of Comparison:

A

Condition of sale - any special terms?
Market Conditions - getting better or worse right now?
Physcial - size, amenity, condition, compared to comps

71
Q

For Sales Comp Approach to Appraisal, Adjustments

A
  1. Made only to comps, not subject house
  2. Comp Better - Subtract (CBS)
  3. Comp Inferior - Add (CSI)
72
Q

FOrmula for Cost Depreciation Method (For unique buildings)

A

Cost to build new - Depreciation = value

then add land value in there

73
Q

Cost Depreciation Uses:

A
  1. Custom Home
  2. Model Home
  3. Speculative (Spec) Home
74
Q

Depreciation

A
  1. Loss of value for any reason
  2. Depreciation affects improvment, not land
  3. Curable vs Incurable
75
Q

Interest rates & Supply and Demand

A

Interest rates for ALL LOANS are set by the market based on supply and demand

76
Q

When preparing a CMA, as liscensee takes into account:

A

the sale price of recent sales of similar properties and expired listings.

77
Q

VA and FHA loans are or are not assumable?

A

Are assumable by qualified buyers

Real Estate Class (12 decks)

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