Category: cashout refinance va

FREQUENTLY ASKED QUESTIONS FOR KENTUCKY VA MORTGAGE LOANS

KENTUCKY VA MORTGAGE LOANS


Kentucky VA Mortgage Lender
502-905-3708
What Does Having Basic Entitlement of $36,000 Mean?
The $36,000 does not represent the maximum loan amount you can obtain through the VA Home Loan Program. The figure merely provides evidence to your lender that you have full VA entitlement.
With this entitlement and underwriter approval, you can obtain a loan,
I Now Have My COE, What Do I Do Next?
 Contact any VA approved lender and start the loan process. Do note that the COE does not guarantee you a VA loan; you still must qualify based upon your income and credit.
 
How Do I Apply For a Loan?
VA does not do any direct lending, and as such VA does not accept loan applications from veterans. You must contact a VA approved lender in order to apply for a VA loan. For more information about VA loans, visit www.benefits.va.gov/homeloans/.
 
 
What is the VA Interest Rate?
VA does not establish interest rates or closing costs for VA loans. Rates are negotiable between you and your lender. It is advisable to obtain quotes from at least three different lenders.
What is the Minimum Credit Score Required for a VA loan?
VA has no minimum credit score requirement. However, the lender you choose to do business with may have such a requirement.
 
What Types of Property Does My COE Cover?
The VA Home Loan program guarantees loans for real property that is to be used by the veteran as a primary residence. The program does not cover vacation homes, vacant land, multiplexes in excess of four units, motor-homes, small business loans, or commercial buildings.
 
Can I Use My VA Entitlement to Refinance?
Yes. You can refinance any type of loan on your property using your VA entitlement.
 
 
Why Does My COE Reflect a Paid-in-Full Loan With No Restoration of Entitlement?
In order for entitlement to be restored, the prior VA loan must be paid in full and the property disposed of. If you no longer own the property, please state as such on your application form 26- 1880 and resubmit. Do note that you can obtain a restoration of entitlement without disposing of the property when the loan is paid in full on a one time basis
Joel Lobb
Senior  Loan Officer
(NMLS#57916)
text or call my phone: (502) 905-3708
The view and opinions stated on this website belong solely to the authors, and are intended for informational purposes only. The posted information does not guarantee approval, nor does it comprise full underwriting guidelines. This does not represent being part of a government agency. The views expressed on this post are mine and do not necessarily reflect the view of my employer. Not all products or services mentioned on this site may fit all people. NMLS ID# 57916, (www.nmlsconsumeraccess.org). Mortgage loans only offered in Kentucky.
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I have originated over 125 Kentucky VA Mortgage loans in my career. As a former Army Tanker, put my experience to work for you. I offer free VA Home loan approvals & local service. I hope you find this website informative and hope it can give you more confidence as you shop for your next Kentucky VA loan. I can be reached locally in Louisville Kentucky Text/call 502-905-3708 NMLS 57916 Equal Housing Lender. Not affiliated with VA or any other government agency

 
 

 

Kentucky VA Mortgage with Seller Concessions for Closing Costs and Paying Off Debts Guideline


The max seller paid closings costs on a Kentucky VA loans is 4% and with the concessions that can include payoffs of credit balances: 

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VA Mortgage Seller Concessions Rule

The Department of Veterans Affairs defines a Seller Concession as “…anything of value added to the transaction by the builder or seller for which the buyer pays nothing additional and which the seller is not customarily expected or required to pay or provide.“

The seller’s paying of the buyer’s closing costs is not considered a Seller Concession.  A Seller Concession is considered anything paid to the buyer outside of the normal closing costs that is offered to make the sale more attractive to a buyer.  These concessions often come in the form of the seller paying such pre-paid items as the Homeowners Insurance premium or the amount needed for property tax escrows.

Another common concession is the seller agreeing to pay the VA Funding Fee on behalf of the veteran or paying the lender discount points to buy down the interest rate on the Veteran’s new VA mortgage.  VA Funding Fees are typically financed by the Veteran, so when the seller agrees to pay this cost, this fee does not need to be financed, resulting in lower loan amount and lower payment for the Veteran.  By paying discount points to buy down the Veteran’s interest rate, the result can be savings in the thousands over the life of the loan.

These Seller Concessions can even include such items as appliances, TVs, furniture, lawn mowers, etc.   If such items are used they need to be listed with a reasonable value assigned to each.

One of the more interesting Seller Concessions allows for the seller to payoff a borrower’s liability, such as a collection, a judgement or a credit balance.  Sometimes there is a particular account on a credit report that is preventing a potential home buyer from qualifying for a mortgage.  Paying off this account can be offered as a Seller Concession and make the difference between the buyer qualifying and not qualifying for a VA mortgage.

Seller Concessions often include the following…

  • paying the pre-paid items such as insurance premiums and tax escrows
  • paying the VA Funding Fee
  • offering such gifts as TVs, appliances, furniture and other houshold items which are not typically included
  • paying off a borrower liabilty such as a collection, judgement or credit balance

Is there a limit to the amount of Concessions a Seller can offer?

The Department of Veteran Affairs has capped the amount of Seller Concessions to 4% of the sales price. 

Why is their a 4% cap on Seller’s Concessions?

The intent with the cap is to offer protection to the Veteran against overly aggressive Seller Concessions which may tempt Veterans into attempting the purchase a home that may really stretch their budget beyond true affordability.

Wait a minute… you mentioned some items like appliances, TV and furniture can be offered as Seller Concessions, how do we know how much these are worth to make sure their value is within this 4% cap?

For sellers to properly offer such concessions they must provide the buyer and lender with an itemized list of the concessions to be offered.  The list needs to make sense and be reasonable.  Claiming a 46″ LCD TV is worth $5000 would certainly raise an eyebrow.  The list is subject to approval by the VA so make sure these types of concessions are reasonable and fall within the 4% cap.

So just to confirm……If a seller pays any of the buyer’s closing costs it is not considered a Seller’s Concession?

That is correct.  The seller can pay all of the buyer’s closing costs without limit and these closing costs are not included in the Sellers Concession 4% cap. If there are closing costs that are considered excessive or are not typical for the area, they can be then included in as a Seller Concession.   Since the VA also allows the seller to pay these costs without limit, the result is that the Veteran can often come to the closing table with no money needed.

Thank you,

No Down Payment Requirement on Kentucky  VA Jumbo Loans!


Did You Know?
No Down Payment Requirement on Kentucky VA Jumbo Loans!
What are Kentucky VA Loan Limits?

  • VA loan limits follow FHFA county loan limits ($510,400 for conforming 1-unit properties in most parts of the country). High Cost county loan limits are now up to $765,600 (1-unit).
  • To clarify, these “limits” are not a cap on how much your client can borrow – it simply has represented the loan amount that can be borrowed without a down payment. Veterans who can qualify for larger loans can exceed these county limits. Loan amounts exceeding the base conforming limit are considered Jumbo transactions.
  • Prior to January 1st, all Veterans exceeding base or high cost loan limits were responsible for the additional loan amount in the form of a down payment (25% of the difference between the loan amount and the county loan limit).
  • The Blue Water Navy Vietnam Veterans Act of 2019 expanded the maximum guaranty amounts for purchase and cash-out loans, enabling eligible* jumbo borrowers to exceed published county loan limits without a down payment requirement!
  • The VA benefit enhancement now means eligible* Veteran jumbo borrowers may obtain no down payment VA-backed loans in all areas of the country for any home price.
  • No jumbo credit overlays or loan limits! However, VA jumbo loan amounts exceeding $1,000,000 with 100% LTV will be subject to additional due diligence review before approval.

*Subject to credit approval, requires full entitlement; for purchases and cash-out refinances only and not applicable for loan amounts <= $144,000. For IRRRLs, VA will continue to guarantee 25% of the loan amount without regard to the Veteran’s available entitlement and/or county loan limits.

 

WHAT ARE THE UPDATED GUIDELINES FOR QUALIFYING FOR A KENTUCKY VA MORTGAGE IN 2020

What is a Kentucky VA Mortgage loan?

A Kentucky VA loan is issued by a private lender in Kentucky and insured by the Department of Veterans Affairs or VA . for qualified U.S. veterans, active-duty military personnel and certain surviving spouses.

Who is eligible for a Kentucky Mortgage VA loan?

You are likely to be entitled to apply for a Kentucky VA mortgage if:

  • You are active-duty military.

  • You were separated from military service in a situation “other than dishonorable discharge.”

  • As a veteran or active military, you meet specific length-of-service requirements.

  • You are a reservist or a member of the National Guard.

  • You are a qualified surviving spouse of a deceased veteran.

In addition, there are these requirements:

  • The home must be your primary residence.

  • You must have a valid certificate of eligibility from the VA.

  • Although the VA has no minimum credit score requirement, most lenders do.

Kentucky VA Mortgage Loan Benefits.

A Kentucky VA loan begins with one important distinction: relaxed credit-qualifying standards in regards to credit scores, past bankruptcies and foreclosures

VA has no minimum credit score requirement, lenders often require scores of at least 580 A few lenders will approve loans with credit scores as low as 500 in some cases .2 year removed from bankruptcy and foreclosure is required too with a clear Cavirs number.

THE MAJOR BENEFITS of a Kentucky VA mortgage are as follows:

  • $0 down payment unless the purchase price is more than the appraised value of the property or it’s higher than the local VA loan limit.

  • Mortgage rates are typically lower than rates on conventional loans.

  • No mortgage insurance is required monthly, just upfront funding fees.

  • You can reuse your VA loan benefit.

  • You don’t have to be a first-time home buyer.

  • VA-backed loans can be assumable — this means they can be taken over by someone you sell the house to, even if that person isn’t a service member.

  • A bankruptcy discharged more than two years ago — and in some cases, within one to two years — will not preclude you from getting a VA loan.

Types of Kentucky Mortgage VA loans

Home purchase in Kentucky: A Kentucky VA loan can be used to buy an existing home or a condominium in a VA-approved development, or to build a home.

Cash-out refinance in Kentucky: A VA cash-out refi replaces your mortgage with a new loan, while tapping some of your home’s value for things like paying off debt or making home improvements. It also can be used to replace a non-VA loan with a VA loan.

Interest rate reduction refinance loan or rate and term: A VA IRRRL (which is pronounced “Earl”) is also called a streamline refinance loan. You can replace an existing VA loan with a mortgage offering a lower interest rate, or move from an adjustable-rate loan to one with a fixed interest rate. Usually no appraisal or income documentation is needed for most IRRRL Refinances saving you a lot of money and qualifying headaches on a refinance

Kentucky VA loan fees for Funding Fees.

Although mortgage insurance isn’t charged on Kentucky VA loans, a “funding fee” serves the same purpose: to help lenders defray the expenses of foreclosing on borrowers who default. The fee ranges from 1.25% to 3.3% of the loan balance, depending on your down payment, branch of the military and whether or not it’s your first time getting a VA loan.

The VA funding fee can be rolled into your total loan package, but that will likely raise your interest rate and will absolutely raise your monthly payment.

Though a down payment is not generally required, putting 5% or more down will reduce your VA funding fee. And a down payment will lower your monthly payment, too.

 

Childcare Expenses

Did you know that VA considers childcare expenses a debt?

VA has given guidance that Borrowers with children age 12 and under must complete and sign a “Child Care Letter”. The lender must obtain the letter from the veteran documenting the childcare expense or detailing why no expense is incurred. Ensure that the current daycare provisions will remain logical based on the location of the new home. If applicable, the name and address of the childcare provider, should be obtained. This expense should be listed under section D, line 29, “Job Related Expense (e.g., child care)” on the VA Loan Analysis.

A “VA Child Care Expense Certification” form can be found on the Fairway website under “Forms & Documents” or by clicking here: VA Child Care Expense Certification

 

Kentucky VA Guidelines After Bankruptcy And Foreclosure On Waiting Period After Foreclosure

Kentucky VA Loans only have a two year mandatory waiting period after foreclosure, deed in lieu of foreclosure, or short sale for a Veteran to qualify for a Kentucky VA Loan.

 

Kentucky VA Guidelines After Bankruptcy And Foreclosure On Waiting Period After Chapter 7 and 13

  • There is a two year mandatory waiting period to qualify for a VA Loan after a Chapter 7 Bankruptcy discharged date and 1 year for A Chapter 13 Bankruptcy

 

Kentucky VA Loan Process

A list of items needed for underwriting is provided to the buyer based on the buyer’s scenario. Based on the borrower’s scenario, the process is explained which includes the items discussed below such as the VA certificate of eligibility (COE), DD-214, income verification, and more.

 

What Credit Score is Needed to Buy a Home in Kentucky Using Your VA Certificate of Eligibility?

How to Get a VA Loan Certificate of Eligibility

 

How to Apply for a VA Home Loan Certificate of Eligibility (COE)

The first step in getting a VA direct or VA-backed home loan is to apply for a Certificate of Eligibility (COE). This confirms for your lender that you qualify for the VA home loan benefit. Find out how to apply for a COE. Then, choose your loan type and learn about the rest of the loan application process.

How do I prepare before starting my application?

Gather the information you’ll need to apply for your COE. Click on the description below that matches you best to find out what you’ll need:

 

  • Veteran
  • Servicemember
  • Current or former activated National Guard or Reserve member
  • Current member of the National Guard or Reserves who has never been activated
  • Discharged member of the National Guard who was never activated
  • Discharged member of the Reserves who was never activated
  • Surviving spouse of a Veteran who died on active duty or who had a service-connected disability

 

How do I apply for my COE?

You can apply online right now.

Go to eBenefits to Apply

YOU CAN ALSO APPLY:

Through our Web LGY system

In some cases, you can get your COE through your lender using our Web LGY system. Ask your lender about this option.

By mail

To apply by mail, fill out a Request for a Certificate of Eligibility (VA Form 26-1880) and mail it to the address listed on the form. Please keep in mind that this may take longer than applying online or through our Web LGY system.
Download VA Form 26-1880.

 

Next steps for getting a VA direct or VA-backed home loan

Applying for your COE is only one part of the process for getting a VA direct or VA-backed home loan. Your next steps will depend on the type of loan you’re looking to get—and on your lender (for most loans, the lender will be a private bank or mortgage company; for the Native American Direct Loan, we’ll be your lender).

 

 

 

 

 

 

 
American Mortgage Solutions, Inc.
10602 Timberwood Circle Suite 3
Louisville, KY 40223
Company ID #1364 | MB73346
 


Text/call 502-905-3708
kentuckyloan@gmail.com

http://www.nmlsconsumeraccess.org/
If you are an individual with disabilities who needs accommodation, or you are having difficulty using our website to apply for a loan, please contact us at 502-905-3708.

Disclaimer: No statement on this site is a commitment to make a loan. Loans are subject to borrower qualifications, including income, property evaluation, sufficient equity in the home to meet Loan-to-Value requirements, and final credit approval. Approvals are subject to underwriting guidelines, interest rates, and program guidelines and are subject to change without notice based on applicant’s eligibility and market conditions. Refinancing an existing loan may result in total finance charges being higher over the life of a loan. Reduction in payments may reflect a longer loan term. Terms of any loan may be subject to payment of points and fees by the applicant  Equal Opportunity Lender. NMLS#57916http://www.nmlsconsumeraccess.org/

— Some products and services may not be available in all states. Credit and collateral are subject to approval. Terms and conditions apply. This is not a commitment to lend. Programs, rates, terms and conditions are subject to change without notice. The content in this marketing advertisement has not been approved, reviewed, sponsored or endorsed by any department or government agency. Rates are subject to change and are subject to borrower(s) qualification.