Hopkinton MA Real Estate | Donna Coakley McGowan - Millennium Realty


When you’re ready to buy a home, there’s an anxious excitement that’s within you, making you feel like a small child on Christmas night. One question that is probably burned in your mind throughout the home search process is, “How long is this going to take?” 


If you’re a first-time home buyer, you’ll likely be using some programs through the Federal Housing Administration, also known as the FHA. With any kind of home loan, there’s many variables that can affect how long the process will take. This can be due to many factors including the seller’s circumstances and the nature of your loan. 


When you’re securing a home loan backed by the FHA, you may wonder how long it’s going to take for the entire process to finish from beginning to end. 


Variables That Affect The Loan Process


Underwriting

This is one of the variables that can fluctuate the most in the home loan process. Once you have found the home that you love, the lending process can take a few weeks beyond the point where you sign a contract. This part could entail many different steps that may become hurdles for you as a borrower. Your loan officer can also have an impact on the length of the process. Some loan people are just faster than others! 


Keep in mind that you can’t close on an FHA loan until you get through the underwriting process. In the underwriting process for an FHA loan, it will be assured that you meet all of the criteria necessary for securing the loan, such as the standards that have been established by the HUD (Department Of Housing and Urban Development).      


Closing On An FHA Loan


While it’s difficult to say the exact amount of time that it will take for a loan to process, there’s some things you can do ahead of time to prepare. If you apply for an FHA loan before you have even found a home, you’ll expedite the process a bit. If you have been pre-approved prior to making an offer on a home, you’ll likely be in a better position than if you haven’t yet met with a lender. This will also make the underwriting process move a bit faster for you, provided there aren’t any major red flags on your paperwork.  


FHA Appraisals


FHA appraisals do differ a bit from appraisals for a home with a more conventional loan. With an FHA appraisal, the appraiser must look for things in two main areas including any health and safety issues and determine the market value of the property as well. This process will most likely only take a few days. Part of the appraisal process may include the appraiser looking at similar properties in the area in order to get a bit of a comparison on the value of the property. 


Can You Speed It Up?

If you have everything in order before you even decide that you’re ready to go on the house hunt, you’ll discover that the process of securing an FHA loan will be a bit smoother. Talk to a lender before you start the process so you can familiarize yourself with the requirements. Once you can present the lender with the right documents, they’ll be able to do their job with little intervention on your part.


Being self-employed comes with a lot of perks. Self-employed workers often have the freedom to set their own schedule, work from home, and take breaks whenever they feel like it. They also have the ability to write things off as business expenses on their taxes. When it comes to buying a home, this last perk can become a huge problem. If you own your own business or work as a freelancer, odds are you'll be deducting things from your taxes that the average employee doesn't: travel expenses, advertising, licensing, equipment, repairs, or even rent for your office. When tax season rolls around, all of these deductions feel like a godsend. But if you plan on buying a home, all of these costs will appear as negative income. For people who spend a lot of money on their business or freelancing, it could do a lot of damage to your apparent income when lenders take a look at your finances. However, you do have options when it comes to getting approved for a mortgage that is to your liking. In this article, we'll cover some tips on how to apply for a mortgage when you're self employed to give yourself the best chance of approval.

Carefully document your income

When you sit down with a lender and hand them your proof if income, you want to make it as obvious as possible that you're earning money in a reliable and predictable way. Lenders will want to see multiple documents that can help paint a better picture of your income and finances, including:
  • Bank statements
  • Schedule C tax forms
  • Profit and loss tax forms
  • Completed tax returns
  • Credit score (they will run a credit check)

Separate your business and personal finances

If you own your own business, you likely have business banking accounts you use for expenses and invoices. But freelancers and contract workers often simplify things by just using their personal checking and savings accounts for income. To make things clear for lenders, you should put your income and business expenses into a separate business account. Not only will this make it easier for lenders to quantify your income, but they can also use this information to see that your expenses are for helping your business rather than personal spending.

Timing is everything

There are a number of factors that go into choosing the right time to apply for a mortgage. Being self-employed only complicates the matter since your income might not be as steady as your average wage worker. You'll want to commit to a mortgage at a time when you've had at least two consecutive years of good, reliable income. You'll need to prove this with the aforementioned documents (bank statements, tax forms, etc.). Part of this planning could be to avoid large business expenses in the two years leading up to your mortgage application. This isn't always possible, of course, but it could be enough to boost your apparent income to get you approved for a better loan.

Seek specialized lenders

Some lenders are aware that there is a large portion of the country made up of self-employed workers and small business owners. They go out of their way to work with people who are self-employed so they can give them fair deals on their mortgages. To find specialized lenders, you'll have to do some research online, but it could make all the difference when it comes to getting approved for the loan you're looking for.

No income verification mortgage loans sound like a great idea. Also known as stated loans, these are easier to obtain than traditional mortgages. You won’t have to go through endless amounts of paperwork that traditional mortgages require. Think again. These types of loans are high risk and borrowers may have a hard time paying these loans back. Many lenders have removed these kinds of loans from their list of options. In certain circumstances, these loans can work for you, but you have to do your homework. 


Where Can You Get A Stated Loan?


Some lenders still provide these stated loans with no verification process required. Unlike earlier times, these loans are now pretty difficult to obtain. Typically, this type of mortgage is geared towards the self-employed and requires a large down payment. Also, the borrower must have a very good credit score to be considered for the loan. 


Are Stated Loans Unaffordable?


Since these loans come at very high interest rates, they are often seen as unaffordable due to the high monthly payment. Stated loans can have double the interest rate of what the current available mortgage rates are. However, if you don’t have many options, or are in a hurry to get a home and have money in the bank, it could work well for you.  


Could A No Income Verification Loan Be Right For You? 


If you really want a home loan, the first step is to be truly honest about your income. If you find a beautiful home and know that it’s out of your price range, you could risk defaulting on the loan. 


To truly understand what you can afford, you’ll need to figure out all of your monthly expenses including taxes, mortgage insurance, phone bills and grocery bills. This will give you a full picture of your finances. Once you look at all of these factors, you may find that it does make the most sense for you to get a no income verification loan. 


Deciding On The Type Of Loan You’ll Get


If you find that you need a lower monthly payment, it may make more sense for you to go after a traditional home loan. If you’re self-employed and know that your options are limited, a stated loan certainly is an option for you, you’ll just need to understand the risks of the entire process. You’ll also need to have a bunch of documents ready for the lender once you decide to go for the home loan. You can compare the costs of a no income verification loan to a traditional mortgage. Then, you can ask your lender what they’ll need from you in order to verify everything for the traditional mortgage. Any good broker can help you through your decision-making process. You’ll want to be well informed and compare all of the programs along with their fees. You should get recommendations on a lender who has the knowledge and experience to help you find the home loan that’s right for you.




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