Reverse Mortgage Information

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Riverside - Reverse Mortgage Fine Print - Some things you might want to know.

 

Fine Print
Everyone knows the basics by now - “Senior homeowners and home-buyers over the age of 62 may qualify for a government insured reverse mortgage.  Call now for our free video.”  But what are the nuances and how are they helpful or hurtful?  I’d like to point out some of the fine print that you will find in FHA Reverse Mortgage documents, guidelines and other things that might trip someone up.  I consider myself very knowledgeable on the product and I won't cover it all here.  If you need to know more, dig deeper. There is tons of information out there for you!

  1. Even late charges are reversed with a reverse mortgage!  (I love this one.) Sounds kind of backwards doesn’t it?  But it’s true!  If a senior homeowner receiving monthly payments on their reverse, or requesting an advance on a reverse line of credit, does not receive their funds within 5 days of the servicer’s receipt of request, the borrower is entitled to a late charge of 10% of the payment amount.  I spoke with a VP of Servicing at one of my past employers and asked point blank, “Do you ever have to pay that?”   “Yes we do.” Was the answer. “It is one of the ways we measure our efficiency and service levels.”  Good to know don’t you think?
  2. Although it’s true that borrowers with low income and credit scores can qualify for reverse mortgages there are some things that can cause your application to be denied.
    1. If you have a foreclosure on your record, whether your own or one you co-signed for, you are ineligible to obtain a reverse mortgage for 2 years on a refinance or 3 years for a purchase.
    2. If you have a government student loan or co-signed for one that is in default, you’ve got to bring it current.
    3. Federal Debt or Judgements- any Federal debts must be satisfied or a repayment plan approved in writing.
  3. The adjustable rate reverse mortgages allow you to take your funds in the form of monthly payments or a line of credit.  You can choose monthly payments for as long as you live in the home - called “tenure” payments or monthly payments for a specified period of time - called “term” payments.  But did you know that if you have a line of credit on a reverse mortgage that it could grow over time?  Yep! It’s true, so your $100,000 line of credit could become $101,000 or more within a year. Now, don’t think you’re earning interest cause you’re not.  What is happening is that the amount of money you can borrow is going up. I call it “borrowing capacity”.  Basically, your credit limit is going up, and unlike traditional lines of credit, it cannot be “frozen” due to home value or your credit worthiness.
  4. Can the lender foreclose on a reverse mortgage?  You bet they can.  Though the senior homeowners are not required to make monthly mortgage payments, they ARE responsible for keeping property taxes, homeowners insurance and homeowners association fees current.  Not doing so is an acceleration event. (Acceleration is a fancy lending word for “Immediately Due and Payable”)
  5. Seniors may not be able to participate in Property Tax Deferral Programs - Here is some fine print from a typical FHA reverse deed of trust (aka Security Instrument) - ”Borrower shall not participate in a real estate tax deferral program, if any liens created by the tax deferral are not subordinate to this Security Instrument.”
  6. Putting your property into a trust after you get a reverse mortgage requires special attention - Get the lender’s approval first!  Straight from HUD -  “What are servicers expected to do when mortgagors have completed Trust documents on a HECM loan after closing? Once the servicer has either discovered or been advised of the Trust, they are expected to have their legal division review the documents.  If there has been a violation of the covenants of the mortgage due to the Trust, the servicer should take whatever steps are necessary to rectify the violation.  The mortgagor may change the terms of the Trust, or revoke it, to cure the default.   If all attempts to rectify the violation fail, the servicer may request permission from HUD to call the loan due and payable.  HUD will evaluate the circumstances for declaring the mortgage due and payable and will respond in writing to the servicer within 30 days of receipt of the request either approving or denying the request. Until the reason for the default is cured and the loan removed from a due and payable status, the loan is not eligible for the assignment option.”
  7. You must live in the home!  FHA reverse mortgages are for primary residences ONLY.  No exceptions, and yes, the lender or servicer will check.
  8. A Reverse Mortgage is a Non Recourse Loan - Here’s the fine print from an actual Deed of Trust  “Borrower shall have no personal liability for payment of the debt secured by this Security Instrument. Lender may enforce the debt only through sale of the Property. Lender shall not be permitted to obtain a deficiency judgment against Borrower if the Security Instrument is foreclosed. If this Security Instrument is assigned to the Secretary upon demand by the Secretary, Borrower shall not be liable for any difference between the mortgage insurance benefits paid to Lender and the outstanding indebtedness, including accrued interest, owed by Borrower at the time of the assignment.”


I am a huge fan of the reverse mortgage product and, yes, I am a biased loan originator for a large reverse mortgage company, BUT it wasn’t always so.  For years I owned a notary signing service and was also an escrow officer.  I became very skeptical about lenders in general.  I would search out the fine print and make sure the clients knew if there really was a prepayment penalty or when the loan rate would change and how much.... it’s all there in the loan documents.  Ya just gotta read them people...  I hope you enjoyed these examples of the “fine print”.

As always, your feedback and comments are appreciated. And of course, these are my thoughts and opinions and do not necessarily reflect those of HUD, FHA or my employer.

 

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By Deborah Nance

NMLS#202003

Your Local Southern California Reverse Mortgage Professional

How Much Do You Qualify For?

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Equal Housing Lender

iReverse Home Loans, LLC, NMLS#810502 originates reverse mortgages in Alabama, Alaska, Arizona (MB-0919584), California, Colorado, Connecticut, Florida, Illinois, Indiana, Iowa, Kansas, Louisiana, Maryland, Massachusetts, Minnesota, Mississippi, Missouri, Nevada, New Jersey, New Mexico, Ohio, Oregon (ML-5378), Pennsylvania, South Dakota, Tennessee, Texas, Utah, Vermont (1164-MB), Virginia, Washington and Wisconsin. 

Important Information: Reverse Mortgages are neither "endorsed" nor "approved" by the Federal Government. The FHA (Federal Housing Administration) provides certain insurance benefits for lenders and borrowers in connection with the lender’s HECM loans; the FHA does not make or originate loans. The owner(s) retain title to the property that is the subject of the reverse mortgage until the person sells or transfers the property and is therefore responsible for paying property taxes, insurance, maintenance and related taxes. Failing to pay these amounts or failure to maintain the condition of your property may cause the reverse mortgage loan to become due immediately. A reverse mortgage is a complex loan secured by your home. Whether such mortgage makes sense for you depends on your financial situation and needs. For these reasons, we strongly recommend that you consult with a qualified independent housing counselor, family members and other trusted advisers before making this decision. This website is not from HUD or FHA and was not approved by HUD or any government agency.

Comment balloon 3 commentsDeborah Nance • January 07 2011 07:32PM

Comments

Hi Deborah, Oh my gosh, you've go so much packed into this post. I've learned a lot just reading this one. I had no idea if a senior who had a reverse, then put title into a trust could have such ramifications! Also the issue non-eligibility of a person after a foreclosure, or worse a co-signer on one and how that could impact a senior.
Posted by Lynda Eisenmann, Broker-Owner,CRS,CDPE,GRI,SRES, Brea,CA, Orange Co (Preferred Home Brokers) about 7 years ago
Here's an article from today's Wall Street Journal: http://online.wsj.com/article/SB10001424052748703808704576061703405555630.html?mod=WSJ_hpp_sections_personalfinance New picture, huh Deb? Where's the bald guy? Skip
Posted by Skip Frenzel (Agape Long Term Care/Agape Real Estate) about 7 years ago

Hey Skip - The bald guy is my nephew, a most awesome real estate agent in Temecula/Murrieta. You've got to take a look.  He's got fun great videos on his YouTube channel and is an outgoing, fun and extremely caring, ethical agent.  If you know any buyers/sellers in South Riverside County you could do no better than to refer them to John.  

Posted by Deborah Nance, Southern California , Reverse Mortgage Specialist (Orange County, Corona, Riverside, Los Angeles) about 7 years ago

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