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You may remember, a long time ago in a galaxy far, far away, we wrote a post about the impossibilities of refinancing our underwater home. After being beaten down by the radio ads over and over again, I finally decided to call a few of the lenders to see if they were able to help us take advantage of these historically low rates! As you read, this did not work out well, as one place said they couldn’t do our refinance because of my mortgage insurance, and the other place said we couldn’t save any money because of the increase in mortgage insurance. We ran the numbers and posted about how it couldn’t really work out. WRONG!
We Called A Broker
After church one day, I went out for beers with a friend and we got to chatting about our homes. He had purchased his home just before we did, for a similar price and had done some interior work on it. He also told me that he had just refinanced his home, got rid of his MIP and lowered his interest rate. Since he only put 3.5% down, as we had, I wondered how he qualified for the refinance. He told me that his house appraised for more money than they had bought it for, due to his upgrades, and his refinance only required 5% equity! They were saving a few hundred dollars a month now, and got rid of that pesky mortgage insurance. I dismissed that conversation as something I couldn’t do because my house didn’t have any equity and I had already been rejected by two companies.
Luckily, I posted about my mortgage refinance ventures on my blog, and some great people chimed in and recommended I call a broker (Thanks Holly!). This reminded me of the conversation I had a few months earlier, so I reached out to my friend and obtained his broker’s contact information. I sent him an email and he called me back 10 minutes later.
After introductions, we got down to the details. I setup a call the next day to go over a questionnaire he had put together to filter out the different mortgage options that we would qualify for. After answering all the basic questions about our existing mortgage and employment information, he came back with 3 refinance options that we could choose from:
Option 1 – We refinance our mortgage and completely get rid of our MIP. The only drawback is that we would have a slightly higher rate than the going 30-year rate, but it would still be a full percent lower than our current rate, or around 4.0%. At $360 a month savings, it would take us about 2 years to break even and make up for the loan fees.
Option 2 – We refinance our mortgage and roll our MIP payment as a lump sum into the mortgage. This would add an extra $7,500 to our mortgage, but our rate would only be 3.5%. At $415 a month savings, it would take us about 3 years to break even and make up for the loan fees and extra MIP. But we would then be saving $55 a month more than option 1.
Option 3 – We refinance our mortgage, but we have to keep our MIP payment. The payment would increase from about $145 a month to about $325 a month. The advantage is that our rate would decrease to 3.25%, which is amazingly low! This option also offers the lowest savings per month because of the MIP increase. At $175 a month savings, it would take us about 3 years to break even and make up for the loan fees (which were much lower than the other 2 options). We would only be saving $175 a month after that, but if we paid our mortgage down to have 22% equity, after the 5 year mark, we could be saving $500 a month!
We ended up picking option 3, not because we wanted to, but because it was our only option. The first two loan options required that we have at least 5% equity, so our house would need to appraise for about $8,000 more than we bought it for. That sounds easy enough, but since it has dropped a ton in value (after looking at comparable house sales and values), we would be lucky to appraise for $8,000 LESS than we bought it for. We decided to forego the appraisal (a $525 fee) and go with the FHA Streamline refinance, which does not require an appraisal.
I contacted our broker with our decision, and he sent us a list of items he would need, as well as a ton of paperwork to sign. With the FHA Streamline, we didn’t need to prove our income, or have any equity in our house. All we needed to do was prove that I was employed, and that we indeed own the current mortgage to the house. We had to give him copies of last year’s W-2’s, recent pay stubs (only to prove employment), bank statements, driver’s licenses, and our 1st mortgage note. We scanned in all the paperwork and signed all the required docs, and sent it to him for processing. All of this happened in the past 5 days.
As of right now, we are looking at closing at the end of November. We will need to bring about $1,200 cash up front (for some taxes and fees), but there is no loan origination fee, which pretty much rocks! Also, we are skipping a payment in December due to timing, so that $1,200 is going to feel like no money out of our pocket. Hopefully it’s smooth sailing and savings from here on out, but I will update if there are any changes to the process. Thanks again to everyone who encouraged me to find a broker and try this refinance thing one more time. Third time’s a charm, I guess 🙂
Comments: Have you refinanced recently? How did it go? How long did the process take? Are any of you in the mortgage business? Seriously, brokers have to be making a KILLING in this economy! I haven’t met my broker in person yet, but I bet he drives a Bentley. What do you think?