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Lock the rate or wait

Profile picture for senmmail
I am a first time home buyer and buying a new home in MD which is under construction with an estimated delivery date by end of october.

I will have to choose the builder's mortgage company to get the incentives (18K) but paying 1% origination fee on a 360K mortgage and putting 10% down. Since the rates are lower these days I am in a dilemma to do a 60 days lock with an extra 0.125 or wait to do the 30 days lock.

I was planning to do the closing by 3rd week of November to qualify for the first time home buyer tax credit though my apartment lease expires only in December.

Any advice is appreciated.
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September 14 - US
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Profile picture for PaymentChoice
Contributions: 268
Zillow All-Star

Since November 2009

That is very smart as there are many unforeseen things that could postpone your closing. Even a week buffer could be too little.

You'll definitely want to make sure that the anticipated closing date is realistic. Like Hamp said, make sure that the CO is on track and everything will be completed in time.

If the builder is guaranteeing that closing date I would try to get it in writing and have some sort of penalty laid out for every day it goes past it. If he is confident in closing that date he should be willing to cover any rate extension costs past the agreed closing date since (hypothetically) this will not happen.
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September 16
Profile picture for senmmail
Thanks for the quick advice.

Yes, they do not offer 45 days lock and seems like a way to make more money.

Closing date is not in writing so I think a week of buffer would be nice to any unforeseen postponement.
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September 16
Profile picture for Hamp Yonce
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Hamp Yonce

Rock Hill, SC

Real Estate Agent
Contributions: 1693
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Since November 2009

Is the house going to be finished, and granted occupancy certificate, on time? Will Builder guarantee it?
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September 16
Profile picture for PaymentChoice
Contributions: 268
Zillow All-Star

Since November 2009

I guess this person you are working with does not have the ability to lock for 45 days???

I find that very hard to believe but if that is the case you may want to find out what the cost of a 7 day extension would be (assuming you are closing for sure in exactly 37 days). This would allow you to lock for 30 days and the 7 day extension should be much, much less than the .375 they want to charge you for the 60 day lock.

Another benefit is that if rates are lower or better when you need to extend your rate after the 30 days are up, your loan officer should be able to extend that lock for the additional days at zero cost to you.

This should allow you to take your lock off the table and insure the rate you want. Worst case you will incur the cost of a 7 day extension, best case you extend for free and get the 5% rate without the .375% cost of the 60 day lock!
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September 16
Profile picture for senmmail
30 days lock: 5.0%
60 days lock: 5.25%
60 days lock: 5.0% with 0.375 cost ($1350)

Settlement 37 days left. Any advice based on current trend?
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September 16
Profile picture for senmmail
My current estimated settlement date is in 37 days. I will check on the rates for 45 days lock.

How much rate in increase should I expect than the 30 days rate?
Will there be a fee/cost associated with 45 days as well?

If a 0.5 point reduces the rate by 0.125 should I go for it?
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September 15
Profile picture for CA UMB
Contributions: 3009
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Since January 2009

Regarding Title Insurance. This fee cannot be avoided or reduced. The Builder could have mechanics liens or other liens on the property that may not have been disclosed. This is for the lender and your protection. .... Happy funding, Rudi
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September 14
Profile picture for senmmail
GFE Loan Amt: 355220
801 Origination Fee                  3552
803 Appraisal Fee                      400
804 Credit Report                        50
813 Tax Service Fee                    89
819 Underwriting Fee (Lender)     450
828 Life of Loan Flood Cert.          13
835 Processing Doc Prep Fee     450
901 Prepaid Interest 20 days     1046 (based on 5.375%)
903 Hazard Insurance Prem        840 (based on 70 a month)
1101 Settle/Close Fee                350
1103 Title Examin. Fee               300
1104 Tilte Ins Binder                   100
1107 Attorney Fee                        50
1108 Title Insurance Fee            1658
1111 Judgement Search                24
1118 Lien Letter                            40
1201 Recording - Deed                  40
1201 Recording - Mtg                    40
1203 State Stamp Tax - Mtg       1973
1204 County Transfer Tax           5470
1205 State Transfer Tax                   0 (n/a for first time buyer, otherwise 987)
1301 Survey Fee                         400
1306 Taxes Due                        3633
1308 Water/Sewer                      800
1310 HOA Entry                         114
1311 HOA Dues                         456 (1 year prepaid)
1001 Hazard Ins 3 Mos               210 (based on 70 a month)
1004 County Property Tax 2 Mos 637

I have a question about the Title Insurance Fee. Since it is a new home, can it be reduced or avoided?
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September 14
Profile picture for PaymentChoice
Contributions: 268
Zillow All-Star

Since November 2009

When you say:

Closing costs: Around 8K in addition to the 13K assistance (will update the specifics)


Are the total closing costs $21k or am I misreading that?
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September 14
Profile picture for senmmail
Thanks. My GFE was based on 5.375 and I am happy that the rate has came down.

FICO: 780 (average from 776, 781 784)
Down payment: 10%
Loan Type: Conventional - 30 yrs fixed
30 days: 5%
60 days: 5.125%
PMI: 0.46 as per GFE (is it a mistake because for 30 yr 10% down it is usually 0.52)
Prepaid: 450 (50 credit report + 400 appraisal)
Origination Fee: 1%
Upgrade incentive by lender: 5K
Closing costs assistance by lender: 13K
Closing costs: Around 8K in additon to the 13K assistance (will update the specifics)
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September 14
Profile picture for PaymentChoice
Contributions: 268
Zillow All-Star

Since November 2009

Based on that loan amount it sounds like the extra 1/8% it costs you for the 60 day lock is only $450. In the gran scheme of things that is pennies so if you are happy with your payment and the terms you may want to take that lock out. Have you asked them about a 45 day lock?

Without actually knowing what rate you have been offered or agreed to it is hard to say if this is worthwhile or not. For the most part rates these past months have been a roller coaster with many peaks and valleys, we see them creep up some days and then creep back others. Your timing is going to be key and that is where you need to have full confidence in your LO since he/she should be following this closely.

Lately we've seen many a day where you could lock a rate slightly below 5% for one point (assuming this is a conventional loan with 720+ FICO). If what you are being offered is inline with that and you are happy with the monthly payments and terms, lock in your loan and don't look back.

Your payment fluctuates by about $28/mth per every .125% change in the rate.

You know your situation and long term plans better than any of us would. If you could live/afford should rates go up and want to save the $450 wait a bit longer.

If you are happy with the terms and monthly payment you are being offered, bite the bullet, lock your rate and be happy knowing you got what you wanted.

Lastly, if you would like to give us more details about the additional terms of your loan (rate, junk fees...) we can give you a better idea of how fair or not the builder's offer is.
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September 14
 

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