Distressed homeowners often find themselves going through the financially and emotionally challenging prospect of foreclosure without guidance of any kind, and frequently do not fully understand their options or the consequences of their choices. Speaking with a well-informed, licensed real estate professional is the best course of action for a homeowner in distress. As a Certified Distressed Properties Expert (CDPE), I can provide you with information describing several opportunities available to homeowners that may lessen the negative financial impact of foreclosure and to find the best solutions for their unique situations.
Distressed home sellers now have more options than ever, and if they act quickly and work with a CDPE real estate agent like myself who can give them the most accurate and up-to-date information, they can make informed decisions to find financial stability.
Foreclosure alternatives such as short sales, which now make up over one-third of real estate closing across the nation, are an increasingly popular way for both homeowners and lenders to minimize their losses in this tough economy. Lenders are realizing that they can save money in a short sale versus a foreclosure, and are more likely than they were three years ago to approve a short sale offer.
Short Sale vs. Foreclosure
SUCCESSFUL SHORT SALE
Future Fannie Mae Loan (Primary Residence) (*1)
A homeowner who loses a home to foreclosure is ineligible for a Fannie Mae-backed mortgage for a period up to 7 years with some exceptions based on extenuating circumstances. See: efanniemae.com
A homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae-backed mortgage within 2 years (click here to see LTV ratios).
Future Fannie Mae Loan (Non Primary) (*2)
An investor who loses a home to foreclosure is ineligible for a Fannie Mae backed mortgage for a period up to 7 years with some exceptions based on extenuating circumstances. See: efanniemae.com
An investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae-backed investment mortgage within 2 years (click here to see LTV ratios).
Future Loan with any Mortgage Company
On any future 1003 application, a prospective borrower will have to answer YES to question C in Section VIII of the standard 1003 that asks “Have you had property foreclosed upon or given title or deed-in-lieu thereof in the last 7 years?” This will affect future rates.
There is no similar declaration or question regarding a short sale. FHA – If current at the close of short sale, a homeowner may apply for an FHA loan immediately. If homeowner is late before close of short sale closing, will be eligible for FHA loan after 3 years.(*3)
Score may be lowered anywhere from 250 to over 300 points. Typically will affect score for over 3 years.
Only late payments on mortgage will show, and after sale, mortgage is normally reported as “paid as agreed,” “paid as negotiated,” or “settled.” This can lower the score as little as 50 points if all other payments are being made. A short sale’s effect can be as brief as 12 to 18 months.
Foreclosure will remain as a public record on a person’s credit history for 7 years or more.
A short sale is not reported on a persons credit history. There is no specific reporting item for “short sale.” In most cases a loan is typically reported “paid in full, settled” or “paid as negotiated.”
Foreclosure is the most challenging issue against a security clearance outside of a conviction of a serious misdemeanor or felony. If a client has a foreclosure and is a police or security officer, in the military, in the CIA, or any other position that requires a security clearance in almost all cases clearance will be revoked and position will be terminated.
On its own, a short sale does not challenge most security clearances. (*4)
Employers have the right and are actively checking the credit regularly of all employees who are in sensitive positions. A foreclosure in many cases is ground for immediate reassignment or termination.
A short sale is not reported on a credit report and is therefore not a challenge to employment.(*5)
Many employers are requiring credit checks on all job applicants. A foreclosure is one of the most detrimental credit items an applicant can have and in most cases will challenge employment.
A short sale is not reported on a credit report and is therefore not a challenge to employment.(*6)
In 100% of foreclosures (except in those states where there is no deficiency) the bank has the right to pursue a deficiency judgment.
In some successful short sales it is possible to convince the lender to give up the right to pursuit a deficiency judgment against the homeowner.
Deficiency Judgment (amount)
In a foreclosure the home will have to go through an REO process if it does not sell at auction. In most cases this will result in a lower sales price and longer time to sale in a declining market. This will result in a higher possible deficiency judgment.
In a properly managed short sale the home is sold at a price that should be close to market value and in almost all cases will be better than an REO sale resulting in a lower deficiency.
*1 Fannie Mae Announcement 08-16: Michael A. Quinn, Senior Vice President, Single-Family Risk Officer *2 Fannie Mae Announcement 08-16: Michael A. Quinn, Senior Vice President, Single-Family Risk Officer *3 Mortgagee Letter 09-52, 4155.1 Chapter 4.C.2. Short Sales *4, *5, * 6 Short sales are currently not explicitly reported on a credit report
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