When you are behind payment, you might be considering forbearance but is it the right route to take?
In its most basic form, forbearance is an agreement between a lender and a borrower to refrain from making regular payments as initially agreed. In real estate, a forbearance agreement would prevent a loan servicer from foreclosing on the property throughout the agreement’s term. Previously, entering into a forbearance agreement on a house loan might avoid a foreclosure. However, it would still show up on your credit record as missed payments.
So, what’s the big deal?
The CARES Act has changed the dynamic of these partnerships. For starters, loan servicers for government-backed or government-owned loans must provide forbearance agreements to everyone who requests one. Anyone who wants them, that’s right. Previously, these agreements were difficult to obtain, and borrowers had to qualify and prove financial hardship. If the loan is now owned or backed by the government, Every borrower will be given 180 days to repay the debt with no questions asked. However, borrowers can extend for another 180 days if they like. There are no costs or penalties for using this service. This money is not free, which is a crucial fact that has caused some confusion. Although there may be no costs, everyone who enters into this agreement must make up any missed payments.
Are there repayment options?
A common misconception was that borrowers would be required to make a single lump-sum payment for all missed installments. Massive foreclosures would have resulted, instilling panic in the public. Many investors thought another housing bubble will break due to this notion. The truth is that each loan servicer will be able to tailor a repayment plan for each borrower. Although one of the five repayment choices is a lump sum payment, it is not necessary. It is significantly more likely that an inexpensive strategy will be implemented, preventing a significant spike in foreclosures.
Aside from the lump amount option, a loan servicer could offer each borrower one of four repayment choices.
1. Borrowers have 12 months after the forbearance period finishes to repay the past due amount.
2. Extend the mortgage term by the exact amount of months.
3. Add past due amounts to the loan total and extend the loan term by the number of months required to maintain the same monthly payment as the previous payment.
4. Increase the loan balance by adding past due amounts and extending the loan duration to 40 years (480 months).
How Does This Work?
To make up these payments, the borrower is allowed to extend the loan term. Fannie Mae and Freddie Mac have their own set of rules. For various sorts of loans, other lenders or servicers may offer slightly different possibilities.
So, why would you not do this if you automatically qualify and there are no fees? Here are three terrible hazards to avoid doing forbearance agreements on your mortgages if you can:
• These payments may accumulate interest depending on your repayment option. Because the majority of your payment will most likely have interests, you will be accruing interest on interest. We all know what this means, payment can quickly add up. It will restrict your borrowing capacity. While the CARES Act prevents loan servicers from revealing missing payments, the fact that you signed this agreement will be reported. If you don’t disclose the late payment, your credit scores will remain intact, but any lender looking at your payment history will notice the forbearance agreement.
Most experts believe that your credit report will show a “forbearance agreement” for each arrangement you enter into. This is true since three of the country’s top leaders have already announced that they will create underwriting rules around COVID-related forbearance agreements. They will also not issue credit for two to four years after completing the forbearance agreement. That means if you try to game the system by not paying your bills, you might be out for two to four years!! I doubt we will, but if the epidemic generates buying chances, it will be long before you can borrow again.
• Failure to make loan payments harms the overall housing market. Leaving ethics aside, the more people who take advantage of the forbearance agreement, the fewer liquidity lenders have, implying that the guidelines will become stricter. Of course, this lowers home demand.
Is Forbearance the right option for you?
What’s noteworthy about all of this is that loan servicers have no idea what forbearance means. The lender that owns the loan and the lenders who will originate new loans are aware of this, but that is not who you will be speaking with when you call your mortgage company. I want to make clear that if you need it, forbearance is an excellent option. It assists those in need and will aid in preserving property values as we work through the COVID challenges. I only advise against it if you can afford to make the payments in the future. I should also point out that these rules and benefits are only applicable to government loans. These regulations do not apply to third-party lenders such as banks, credit unions, or private lenders.
Forbearance agreements are getting a lot of attention, and properly so, because they may be incredibly appealing and beneficial. I went looking for the truth because some of the tales made these sound too good to be true. Can ordinary investors like you and me benefit from this even if we don’t need it financially? The quick answer is yes, but there is a cost.
If you’re facing mortgage problems and need assistance or just want to learn more about your options, call TMC Property Solutions at (817) 550-5069 Opt# 4, and we shall assist you.
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