Showing posts with label credit scores. Show all posts
Showing posts with label credit scores. Show all posts

Fannie Mae has updated the credit score used by DU

Fannie Mae has updated the credit score used by DU in its eligibility assessment to support 

homeownership opportunities for more underserved borrowers.  DU will no longer use the lowest of 

the middle credit score to confirm mortgage loans comply with Fannie Mae’s minimum credit score

 requirement of 620. DU may offer eligibility of these loan casefiles with the use of an average 

median credit score.                                                   

How does this update in DU benefit my borrowers? Do they have to meet a 620 credit score?


Pickup: An increase may be seen in DU with “Approve/Eligible” recommendations based on average 

calculation of all borrower’s middle scores. This scoring method will be used behind the scenes in 

DU for credit eligibility purposes only. Please refer to Fannie Mae guidelines in the following KO 

topics: Credit Scores and AUS Risk Analysis.

Examples:

DU Casefiles:

Number of Borrowers on the Loan Application

Step 1: Determine each borrower's median score

Step 2: Average the median scores to determine casefile score


Scores: 590, 605, 648 / Median: 605

Scores: 590, 605, 648 / Median: 605

Scores: 661, 693, 693 / Median: 693

Fannie Mae has updated the credit score used by DU


Average: Not applicable

DU Representative Credit Score: 605 Average: (605 + 693) / 2 = 649

DU Representative Credit Score = 605

Pricing: The average median score will not be used for pricing. Pricing will continue to be based 

on the Representative Credit Score. When the Representative Credit Score falls below 620 due to DU 

using the average median score for qualifying, pricing will be dropped a tier to price below

 620. OB has been updated with the changes required to allow for a less than 620 Representative 

Credit Score; manual locking process is not required.




5 Sneaky Ways to Improve Your Credit Score - Clark Howard

5 Sneaky Ways to Improve Your Credit Score - Clark Howard: There are certain times when it pays to have the highest credit score possible. Here are a few under-the-radar ways to boost your credit score quickly.



5 Sneaky Ways to Improve Your Credit Score




There are certain times when it pays to have the highest credit score possible. Maybe you’re about to refinance your mortgage. Or maybe you’re recovering from a bad credit history and you want to get approved for a credit card.

It’s always good to have a healthy score, of course.

But if you’re in a place where you really need to up that score as soon as possible, there are a few under-the-radar ways to speed up the process.

How to Raise Your Credit Score Fast

How long will it take to increase your credit score? It won’t happen instantly, but if you follow the steps in this article your credit score will begin to go up within a couple of months. Let’s get started.

1. Find Out When Your Issuer Reports Payment History

Call your credit card issuer and ask when your balance gets reported to the credit bureaus. That day is often the closing date (or the last day of the billing cycle) on your account. Note that this is different from the “due date” on your statement.

There’s something called a “credit utilization ratio.” It’s the amount of credit you’ve used compared to the amount of credit you have available. You have a ratio for your overall credit card use as well as for each credit card.

It’s best to have a ratio — overall and on individual cards — of less than 30%. But here’s an insider tip: To boost your score more quickly, keep your credit utilization ratio under 10%.

Here’s an example of how the utilization ratio is calculated:

Let’s say you have two credit cards. Card A has a $6,000 credit limit and a $2,500 balance. Card B has a $10,000 limit and you have a $1,000 balance on it.

This is your utilization ratio per card:

Card A = 42% (2,500/6,000 = .416, or 42%), which is too high.

Card B = 10% (1,000/10,000 = .100, or 10%), which is awesome.

This is your overall credit utilization ratio: 22% (3,500/16,000 = 0.218), which is very good.

But here’s the problem: Even if you pay your balance off every month (and you should), if your payment is received after the reporting date, your reported balance could be high — and that negatively impacts your score because your ratio appears inflated.

So pay your bill just before the closing date. That way, your reported balance will be low or even zero. The FICO method will then use the lower balance to calculate your score. This lowers your utilization ratio and boosts your score.

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2. Pay Down Debt Strategically

Okay, let’s build on what you just learned about utilization ratios.

In the above example, you have balances on more than one card. Note that Card A has a 42% ratio, which is high, and Card B has a wonderfully low 10% ratio.

Since the FICO score also looks at each card’s ratio, you can bump up your score by paying down the card with the higher balance. In the example above, pay down the balance on Card A to about $1,500 and your new ratio for Card A is 25% (1,500/6,000 = .25). Much better!

3. Pay Twice a Month

Let’s say you’ve had a rough couple of months with your finances. Maybe you needed to rebuild your deck (raising my hand) or get a new fridge. If you put big items on a credit card to get the rewards, it can temporarily throw your utilization ratio (and your credit score) out of whack.

You know that call you made to get the closing date? Make a payment two weeks before the closing date and then make another payment just before the closing date. This, of course, assumes you have the money to pay off your big expense by the end of the month.

Take care not to use a credit card for a big bill if you plan to carry a balance. The compound interest will create an ugly pile of debt pretty quickly. Credit cards should never be used for long-term loans unless you have a card with a zero percent introductory APR on purchases. Even then, you have to be mindful of the balance on the card and make sure you can pay the bill off before the intro period ends.

4. Raise Your Credit Limits

If you tend to have problems with overspending, don’t try this.

The goal is to raise your credit limit on one or more cards so that your utilization ratio goes down. But again, this only works out in your favor if you don’t feel compelled to use the newly available credit.

I also don’t recommend trying this if you have missed payments with the issuer or have a downward-trending score. The issuer could see your request for a credit limit increase as a sign that you’re about to have a financial crisis and need the extra credit. I’ve actually seen this result in a decrease in credit limits. So be sure your situation looks stable before you ask for an increase.

That said, as long as you’ve been a great customer and your score is reasonably healthy, this is a good strategy to try.

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All you have to do is call your credit card company and ask for an increase to your credit limit. Have an amount in mind before you call. Make that amount a little higher than what you want in case they feel the need to negotiate.

Remember the example in #1? Card A has a $6,000 limit and you have a $2,500 balance on it. That’s a 42% utilization ratio (2,500/6,000 = .416, or 42%).

If your limit goes up to $8,500, then your new ratio is a more pleasing 29% (2,500/8,500 = .294, or 29%). The higher the limit, the lower your ratio will be and this helps your score.

5. Mix It Up

A few years back, I realized I didn’t have much of a mix of credit. I have credit cards with low utilization ratios and a mortgage, but I hadn’t paid off an installment loan for a couple of decades.

I wanted to raise my score a nudge, so I decided to get a car loan at a very low rate. I spent a year paying it off just to get a mix in my credit. At first, my score went down a little, but after about six months, my score started increasing. Your credit mix is only 10% of your FICO score, but sometimes that little bit can bump you up from good credit to excellent credit.

A 3D pie chart calculating the 5 categories that make up a credit score including 35% for payment history, 30% for amounts owed, 10% for credit mix, 10% for new credit and 15% for credit history
5 categories that make up your credit score

I wasn’t planning on applying for credit within the next six months, so my approach was fine. But if you’re refinancing your mortgage (or planning something else really big) and you want a quick boost, don’t use this strategy. This is a good one for a long-term approach.

Bottom Line

When you want to boost your credit score, there are two basic rules you have to follow:

First, keep your credit card balances low.

Second, pay your bills on time (and in full). Do these two things and then toss in one or more of the sneaky ways above to give your score a kickstart.

And remember — you do not have to carry a balance to build a good score. If you do that, you’re on a slippery slope to debt.

Louisville Kentucky Mortgage Lender for FHA, VA, KHC, USDA and Rural Housing Kentucky Mortgage: What credit score do mortgage lenders use?

Louisville Kentucky Mortgage Lender for FHA, VA, KHC, USDA and Rural Housing Kentucky Mortgage: What credit score do mortgage lenders use?: Which FICO Score Generation Do Mortgage Lenders Use? The best-known credit scores are going to fall under either the  FICO or VantageScore ...


Mortgage lenders pull one of each and compile the reports in a document called a Residential Mortgage Credit Report.

What Are The Credit Score & Income Requirements To Purchase A Home in Kentucky?

Here are action steps you can take right now to buy a home in Kentucky

1. Focus on your credit score
FICO credit scores are among the most frequently used credit scores, and range from 350-800 
(the higher, the better). A consumer with a credit score of 750 or higher is considered to have excellent credit, 
while a consumer with a credit score below 620 is considered to have poor credit.
To qualify for a mortgage and get a low mortgage rate, your credit score matters.
Each credit bureau collects information on your credit history and develops a credit score that lenders use 
to assess your riskiness as a borrower. If you find an error, you should report it to the credit bureau immediately 
so that it can be corrected.

2. Manage your debt-to-income ratio
Many lenders evaluate your debt-to-income ratio when making credit decisions, which could impact the
 interest rate you receive.
A debt-to-income ratio is your monthly debt payments as a percentage of your monthly income.
 Lenders focus on this ratio to determine whether you have enough excess cash to cover your
 living expenses plus your debt obligations.
Since a debt-to-income ratio has two components (debt and income), the best way to lower your debt-to-income 
ratio is to:

3. Keep credit utilization low on your credit cards
Lenders also evaluate your credit card utilization, or your monthly credit card spending as a percentage
 of your credit limit.
Ideally, your credit utilization should be less than 30%. If you can keep it less than 10%, even better.
For example, if you have a $10,000 credit limit on your credit card and spent $3,000 this month, your
 credit utilization is 30%.
Here are some ways to manage your credit card utilization:
  • set up automatic balance alerts to monitor credit utilization
  • ask your lender to raise your credit limit (this may involve a hard credit pull so check with your lender first)
  • pay off your balance multiple times a month to reduce your credit utilization
4 . Look for down payment assistance in Kentucky
 
There are various types of down payment assistance, even if you have student loans.
Here are a few:
 
FHA loans - federal loan through the Federal Housing Authority
USDA loans - zero down mortgages for rural and suburban homeowners
VA loans - if military service
Kentucky Housing Down Payment Assistance of $6000


There are federal, state and local assistance programs in Kentucky, i.e Northern Kentucky, Louisville, 
and the Welcome Grant
programs as well so be on the lookout.



How Credit Scores Plays a Role in Getting a Mortgage in Kentucky



A good credit score helps you qualify for a Kentucky mortgage with the best loan terms. 

Here’s why.
 
Because good credit scores tell mortgage lenders that you’re a safe bet to repay a loan, they may reward you for reducing their risk. A credit score above 760 is considered excellent and gets you the best home loan rates, according to the online financial site NerdWallet. NerdWallet says that the lending industry, in general, adjusts the interest rates that they offer based on credit score.

 On a conventional mortgage, the higher your credit score the lower the interest rate will be. The lower your credit score, the higher your interest rate, which could cost you a lot of money over the life of the loan.
 
Borrower-required credit scores vary with the type of mortgage.

 A government-insured Kentucky FHA loan, for example, has lower credit score (500 score for some borrowers and down payment requirements than conventional loans (minimum score 620) .

 Kentucky VA loans (no minimum credit score) also offer terms that may have lower credit score benchmarks since many members of the military won’t need or get credit until they leave the service. 

If you’re a Kentucky first-time homebuyer looking for a mortgage program that will make home ownership possible, it pays (literally) to shop around.







One Road to Better Credit
If you’re seriously thinking of home ownership, but need to improve your financial profile first, a good way to build credit is with a secured credit card. Secured cards like the OpenSky® Secured Visa® Credit Card are powerful credit-building tools. You make a security deposit to the card company equal to the amount of your line of credit. Then you can charge purchases to the card like any regular credit card.
Credit cards like the OpenSky card report to the major credit bureaus each month. The work you put into building good credit – using the card for purchases regularly, paying down or paying off your balance each month, on time – can pay off with a greatly improved credit score, even as quickly as six months.

Here are three basic factors for qualifying for a Kentucky home loan:


Here are three basic factors for qualifying for a Kentucky home loan:



Income and Job History - If you have a job or steady source of income, you're off to a great start. 2 year work history, does not have to be same employer, but what they are looking for is a stable employment history with a consistent income. 
Gross income is used not net income off monthly income. 

Down Payment -  Many programs will work with 5%, 3.5%, and in some cases, even 0% down. Sometimes, closing costs can be paid for you as well. Some zero down home loan programs in Kentucky are:


USDA, VA, Kentucky Housing Down Payment Assistance Programs Chenoa Down Payment Assistance, and the Welcome Home Grant.

Credit –  If you have a middle credit score over 620, you will be ahead of most borrowers. If your score is below 620, then you will be looking at an FHA loan with 3.5% down payment. 
No bankruptcies in the last 2-4 years for most secondary market program and the higher your score the better the rate and mortgage insurance on a conventional loan. 


  


What your credit score means for your mortgage

What your credit score means for your mortgage:




Does your credit score affect getting a mortgage? It sure does. Here’s how and what to do about it.

When it comes to buying a house, your credit score is a lot like your old SAT score. A high one is a distinct advantage. A mediocre one isn’t the end of the world, because other factors matter too. But a very low score? Well … that’s a little harder to overcome. You might need a do-over.
Here's the deal: your credit score—specifically your FICO score—is basically an assessment of how you handle debt. It tells lenders how dependable you’ll be at paying back a loan. That means your score can determine whether you’ll qualify for a mortgage at all, as well as which loan options might be available to you. And once you do qualify, it usually affects your interest rate, which determines how much you’ll pay over the life of your loan. Which for most of us means the next 30 years. Lastly, it can also affect the fees associated with your loan.
So let’s unpack the full impact of your credit score—that number lurking in the background of every consumer’s life.
Your mortgage-worthiness (the Cliffs Notes version)


Your FICO score will directly affect your mortgage in four ways:
Whether you’ll qualify for a loan at all
Your loan options
What your interest rate will be
Extra loan fees you might pay


Before we dig deeper
Here’s a rough breakdown of what your score will probably mean:
750+ You should qualify for a variety of mortgages, with the best interest rates and the lowest fees.
680+ You’re likely to qualify, and with a good interest rate and standard fees.
600 – 680 You might qualify, but you’ll probably have fewer loan options and pay a higher interest rate and fees.
350 – 599 You probably won't qualify for a mortgage, except in some special cases.
Read on for the details. But keep in mind: lenders don't look at your credit score in isolation. There are three other important credit factors, so all is not lost if yours is kind of... meh.


Different scores, different mortgage options
Where you fall on the credit score spectrum will affect what type of loan you can get. This overview can’t cover all the loan products and programs out there. Some are state-specific. To make sure you’re aware of all the options that might work for your unique situation, it’s best to consult a local homeownership advisor.
Excellent credit score? Look into a conventional mortgage
Conventional mortgage loans are those that aren’t government-insured or guaranteed. They’re made strictly by private lenders, like banks and credit unions.
Major plus: Conventional loans tend to have the best interest rates.
Major caveat: To qualify, you usually also need excellent overall credit, steady employment, and a pretty good income. And remember that if your down payment is less than 20%, you’ll probably need to buy private mortgage insurance (PMI). Your lender will definitely inform you if that's the case.
Medium or low credit score? Look into a government-backed loan
Government-backed loans are very popular with first-time homebuyers because they make buying easier financially, including for homebuyers whose credit score is south of sparkly. That’s a lot of us: simply being younger lowers your credit score, since you haven’t had as much time to build up a credit history.
Major plus: More flexible standards for your credit score and overall credit. In addition, government-backed loans often have a lower or even no down payment.
Major caveat: The government sets its own minimum credit score standards, but lenders are free to impose stricter ones and often do. Plus, some have income or other limits that might count you out.
Here are the main government-backed loans. Again, we’re focusing on credit scores, but remember that the various loans have different requirements, and different benefits too. As we suggested earlier, the best way to kick-start start your research is probably a talk with a homeownership advisor, who will be up-to-date on all of them.
Federal Housing Administration (FHA) loan: If your credit score is 580 or better, your down payment can be as little as 3.5 percent. You can search for an FHA lender at HUD.gov
Fannie Mae’s HomeReady loan: You’ll need a credit score of 620 or higher, depending on factors like your debt-to-income ratio. Your down payment can be as little as 3 percent. Here’s a good Zillow article on this one.
USDA rural development (RD) loan: This loan is only available to lower-income homebuyers who want to live in designated rural areas, which includes towns with populations under 20,000. It requires a credit score of at least 640. It’s one of the only zero-down-payment options out there. Learn more at USDA.gov.
Veterans Administration (VA) loan: Are you or a family member in the armed services? Explore this loan. The VA doesn’t enforce a minimum credit score, but most lenders want to see at least 620. Big plus: unlike other loans, this one doesn’t base your interest rate on your credit score, so a low score won’t saddle you with a high one. Visit VA.gov.
Your interest rate: small number, huge impact


With most loan options, your credit score is a big driver of the interest rate you’ll end up paying on your mortgage. Not to mention on loans for other major purchases, like a car. It works like a see-saw: when your credit score goes up, your interest rate comes down, and of course vice versa. A good guideline is that you’ll take a hit every 20 points or so.
The impact on your monthly payment can be significant. The impact over the life of the loan can be jaw-dropping!
Let’s say, for example, you want to borrow $300,000 in the form of the typical fixed-rate 30-year mortgage. If your FICO score is 780, the lender might give you a rate of 3.5 percent. Your monthly payment would be about $1,347. If your score is more average, say 680, you might get a rate of 3.75 percent, for a monthly payment of $1,389.
That’s another $42 a month because of that quarter-percent rate difference. Maybe that doesn’t sound so bad. But fasten your seatbelt for how much extra you’ll pay over the life of the loan: more than $15,000! That’s a lot of money you could have put into the house itself or stashed in an IRA. As you can see, it pays to take charge of your credit score.


Heads-up on some hidden fees
Little-known fact about conventional loans: your credit score can also affect various industry-standard “risk-based” fees, some of which lenders don’t even think to explain. The two main ones are LLPAs (loan-level pricing adjustment) and G-fees (guaranteed fees).
Such “add-ons” in turn are one reason why the interest rate a lender quotes you might be mysteriously different from what you see advertised. In other cases, you’ll be asked to pay extra at closing.
While these fees can have a significant impact on your bottom line, the government-backed loans that don’t charge them have their own fees and restrictions. Confusing, right? At the risk of sounding like a broken record … this is another case where a homeownership advisor will be able to help you weigh the variables and settle on the mortgage that works best for you.
So should you boost your credit score before buying?


Some score fixes can be pretty fast, but others take real work and time. If your credit score is on the low side, should you work on raising it before you buy, or go ahead and buy now? There’s no easy answer, because it’s so dependent on individual and market circumstances that can offset a lower credit score. A homeownership advisor can help you think it through.
In the meantime, here are some questions to ask yourself:
Can you come up with a larger down payment? That can offset a lower score.
Or should you use that money to improve your credit score by paying down debt?
Are rents or home prices rising fast in your area? Getting into the market now might save more than your credit score will cost you.
Are interest rates in general going up fast?
Have you found a house that’s can’t-pass-up perfect?

What kind of credit score do I need to qualify for a Kentucky Mortgage Loan in

Kentucky Mortgage Loan Credit Score Requirement 


Credit scores play an important part in getting approved for a Kentucky Mortgage loan. Your credit scores consist of 3 digits and range anywhere from the low-end of 300 to a high score of 800 range on the top-end. Most borrowers are going to fall in the 500, 600, 700 range, with a few in the 300 and 800 ranges.

 The higher the score the better it is for chances of getting approved for a Kentucky Mortgage loan and getting better terms as far as rates, closing costs and mortgage insurance.

There are three main credit bureaus in the United States that lenders will pull from Experian, Equifax, Transunion. Most loan programs will take your middle score. So For example, if you have 629 on transunion, 690 on equifax, and 577 on Experian, your middle credit score would be 629. 

The credit score that mortgage lenders use is the fico score. They're different credit scoring models out there, so keep that in mind, that even though you may get your credit score from Credit Karma or Credit Sesame, this is not your true fico scores that lenders use in Kentucky to approve you for a mortgage loan. 

Credit Score vs Credit Karma: what's the difference?  



Different Kentucky Home Loan Programs require different credit score requirements. I will discuss each below:




  • Kentucky FHA Mortgage loan credit score requirements: 

  • The minimum credit score is 500 for Kentucky FHA loans. However please keep in mind these two things: 1. Lenders credit their own overlays to increase the credit score threshold, most being 620, and secondly, if your credit score is below 580, you would need 10% minimum down payment,  and if the credit score is over 580, then you can go with the minimum 3.5% down payment. 
  • Obviously if you have a higher credit score, this will increase your chances of getting approved for a Kentucky FHA Mortgage and possibly better rates and closing costs options.  


  • Kentucky VA Mortgage  loans requirements : 

  • VA does not have a minimum credit score requirement, but if the credit score is below 620 few lenders will do the loan, but I am set up with several Kentucky VA lenders where I have closed them down to a 560 credit score, but the borrower had good compensating factors such as: large down payment, low dti ratios, good job history and good residual income with no previous bankruptcies or foreclosures. 
  • I would suggest if your credit scores are below 580, I would suggest on working on getting the scores up before you applied for a VA mortgage loan. 
  • A lot of lenders will do a rapid rescore which in some cases can increase your credit scores in as little  as 7-10 working days. 
  • The federal Department of Veterans Affairs (VA) guarantees loans for current and former members of the military and their families. VA loans provide very favorable terms to eligible borrowers and have limited qualifying requirements. You can get a VA loan with no down payment so long as the home isn't worth more than you pay for it, and there's no minimum credit score to qualify. You also don't have to pay for mortgage insurance, although you do have to pay an up-front funding fee of of between .5% and 3.3% of the loan amount unless you fall within an exception for disabled vets or military widows or widowers.  

  • Kentucky USDA Mortgage credit score requirements: 

  • According to their guidelines, USDA will go down to a 580 credit score, but most lenders will want a 640 credit score. USDA uses an online system to underwrite the risk of the loan, and scores under 640 are very difficult to get approved.

  • Validating the Credit Score.  Two or more eligible trade lines are necessary to validate an applicant’s credit report score.  Eligible trade lines consist of credit accounts (revolving, installment etc.) with at least 12 months of repayment history reported on the credit report.  At least one applicant whose income or assets are used for qualification must have a valid credit report score
  • The Rural Housing Service (RHS) operates under the federal Department of Agriculture to guarantee loans for rural home-buyers with limited income who can't obtain conventional financing. The upside is that Kentucky USDA loans require no down payment. The downside is that they charge a steep up-front fee of 1% of the loan amount (which can be paid off over the entire loan term) and an annual fee of 0.35%.

  • Credit score over 680:  Perform a basic level of underwriting to confirm the applicant has an acceptable credit reputation.  Perform additional analysis if the applicant’s credit history has indicators of unacceptable credit as noted in Paragraph 10.7 of this Chapter. 
  • Credit score 679 to 640:  Perform a comprehensive level of underwriting.  Underwrite all aspects of the applicant’s credit history to establish the applicant has an acceptable credit reputation.  Credit scores in this range indicate the applicant’s reputation is uncertain and will require a thorough analysis by the underwriter of the credit to draw a logical conclusion about the applicant’s commitment to making payments on the new mortgage obligation.  The applicant’s credit history should demonstrate his or her past willingness and ability to meet credit obligations.   
  • Credit score less than 640:  Perform a cautious level of underwriting.  Perform a detailed review of all aspects of the applicant’s credit history to establish the applicant’s willingness to repay and ability to manage obligations as agreed.  Unless there are extenuating circumstances documented in accordance with this Chapter, a credit score in this range is generally viewed as a strong indication that the applicant does not have an acceptable credit reputation.  
  • Little or no credit history: The lack of credit history on the credit report may be mitigated if the applicant can document a willingness to pay recurring debts through other acceptable means such as third party verification or cancelled checks. Due to impartiality issues, third party verification from relatives of household members are not permissible.   Lenders can develop a Non-Traditional Credit Report for applicants who do not have a credit score in accordance with Paragraph 10.6 of this Chapter


Kentucky Fannie Mae and Freddie Mac Conventional Credit Score Requirements

These are considered “conventional loans’ that can be often be obtained with a 3% to 5% down payment. Of course, there are higher standards for conventional home financing. The most common minimum credit score requirement to get approved today is a 620 FICO. This type of score is typical for people that have high credit card balances or a few delinquent payments in their past. The general consensus on Freddie Mac and Fannie Mae loans in Kentucky is that a 620 score is the entry-point to qualify, but you will need a thorough documentation of income with credit scores in the 620 to 640 range. You will have a better shot to be approved for a mortgage backed by Fannie or Freddie with a 680-credit score and less strenuous underwriting.
  • Competitive Mortgage Rates and Fees
  • Monthly Mortgage Insurance Is Not Always Required
  • Ideal for First Time Home Buyers with Good Credit

Common Misconceptions About Credit Scoring



Credit scoring is a mystery to many and it even surprises us occasionally.  Below are examples of common misconceptions we hear all the time

If I pay off my balance every month so it should show a zero balance on my credit report:  Wrong!

Credit card companies will usually report your ending balance on your monthly statement. So even if you pay off your credit card every month, it will not show a zero balance on credit. A bad scenario for someone’s score would be the following: Credit limit is $1,000 and the card owner charges $900 but pays off the balance once the statement is received. The card will report a $900 balance that is 90% of the credit limit and that will hurt the credit score as 30% of a credit score is balance compared to credit limits as a percentage.


I will lower my credit limits to make my credit look better.  Wrong!

Do not put your credit limits too low! Again, 30% of your score is balance compared to credit limits. For instance if you charge $1000 per month on a $10,000 limit card, the balance is 10% of the limit which is very good. On the other hand, if you lower the limit to $1500, the balance is 67% of the limit which hurts the credit score.


I will close my credit cards to help my credit report.  Wrong!  most of the time

Having a good mix of credit types is very important to have a great credit score. I will say this again, 30% of the score is balance compared to credit limits on revolving accounts and if someone doesn’t have any open cards, then a lot of points are being lost on a score. Most experts say that having 2 or 3 revolving accounts that report to all 3 bureaus with low balances compared to the limits is the magic number for the best score. Also a portion of the credit score is how long accounts are open so keep the lines of credit open a very long time rather than opening and then closing accounts often


What if underwriting will require me to pay off a collection to approve my loan, Am I stuck?  No

Then all you need to do is simply have to do it have it as a condition to pay off the collection at closing rather than up-front.  By doing this, it will not have time to lower your credit score before closing your loan.


I haven't paid my student loans in years because they are in collection status, but that was a long time ago so I'm ok, right?  No

Unfortunately if they are government backed loans, then this will affect your ability to obtain a government mortgage loan.  A good thing about government student loans is that they will usually allow you to start paying them again, then usually within 6 - 12 months, they will report the loan again as current.  Make sure that the company agrees to do this and get it in writing.  By doing this, you can go from owing Thousands of dollars as a collection to having a regular loan with hopefully a manageable payment.


I just got a car loan, so my credit should be good.  Not necessarily

I hate to say it, but about anyone can get a car loan no matter how bad the credit is so this is not an indication of good credit. Having an installment loan like a car loan is a good thing to have on credit as long as it is paid on time and the longer it has reported, the better. As a side note, be wary of buying a car and the dealership pulling your credit without your knowledge to many creditors. It is not uncommon for someone with marginal or sometimes good credit to have their credit pulled 10 times or more.


I will pay off my old collections just before applying for a mortgage so my scores will go up.  Usually your scores will go down unless they agree to "delete" or "remove" them from your credit in writing

Be careful here! If there are older collections with a date of last activity that is a while back and they are paid off, the credit scores can go down in the short term. So if someone has a 650 credit score which would qualify for most mortgages, wants to increase their scores a little by paying off old collections just before purchasing a home, the collections would now show paid off (if they actually update which they often don’t), but now show a date of last activity as “now”. It doesn’t make sense but the bureaus treat the collection activity like it just happened which doesn't seem right but it happens. Often it makes more sense to pay off the collections at or prior to closing following the recommendation of the loan officer.  Fair Isaac is working on potential changes to how this affects scores and maybe the other credit bureaus will make this change too.


Charged off accounts and collections are treated the same when getting a mortgage, right?  Actually NO

Sometimes when an account is charged off, it is not required to be paid off for qualifying purposes.  This is true on FHA loans for instance.


I will dispute some credit accounts on my credit report so my scores will go up.  


If you want a personalized answer for your unique situation call, text, or email me or visit my website below:





Joel Lobb
Mortgage Loan Officer
Individual NMLS ID #57916

American Mortgage Solutions, Inc.
10602 Timberwood Circle
Louisville, KY 40223
Company NMLS ID #1364



If you are an individual with disabilities who needs accommodation, or you are having difficulty using our website to apply for a loan, please contact us at 502-905-3708.

Disclaimer: No statement on this site is a commitment to make a loan. Loans are subject to borrower qualifications, including income, property evaluation, sufficient equity in the home to meet Loan-to-Value requirements, and final credit approval. Approvals are subject to underwriting guidelines, interest rates, and program guidelines and are subject to change without notice based on applicant's eligibility and market conditions. Refinancing an existing loan may result in total finance charges being higher over the life of a loan. Reduction in payments may reflect a longer loan term. Terms of any loan may be subject to payment of points and fees by the applicant Equal Opportunity Lender. NMLS#57916http://www.nmlsconsumeraccess.org/
-- Some products and services may not be available in all states. Credit and collateral are subject to approval. Terms and conditions apply. This is not a commitment to lend. Programs, rates, terms and conditions are subject to change without notice. The content in this marketing advertisement has not been approved, reviewed, sponsored or endorsed by any department or government agency. Rates are subject to change and are subject to borrower(s) qualification.


Kentucky Rural Housing USDA Credit and Income Guidelines


  • No Down Payment required, 100% financing available
  • 30 year fixed rate only no other terms allowed.
  • Not limited to First Time Home buyers! Also available for the move up home buyer.
  • More affordable than FHA when compared to mortgage insurance
  • Seller concession fees at 6%
  • No Bankruptcies last 3 years or foreclosures last 3 years
  • Typical max income household income limits are centered on how many people are going to live in the home and which county you are going to buy a home in. Most Counties in Kentucky are maxed at $87k for a household of four or less, and up to $115k for a household of five or more. 
  • Debt to income ratios are usually centered around 45% on the back-end ratio, meaning the new house payment plus the monthly bills on the credit report cannot be more than 45% of our total gross qualifying income. 
  • There is also a front end ratio, which is the new house payment only divided by the gross monthly income. This can vary anywhere between 20% to 35% I have seen on some borrowers depending on your credit scores and assets. 
  • If you have access to 20% down payment, you cannot use the USDA loan program.
  • Only new manufactured homes are allowed for USDA loans and the dealer must be approved contractor with USDA 
  • Swimming pools are okay for USDA loans on appraisals.
  • Working farms are not allowed with USDA loan, but there is no acreage limits on 
  • USDA loans. 




  • Guarantee Fee applies. May be financed and added to the loan amount
  • Flexible credit guidelines and 620 FICO***Even though USDA states in the guidelines that they will go down to a 581, most lenders will not go below 620 to 640 score range  that I work with. 
  • Manual underwrites, meaning if you get a refer through the Automated system their is chance you can still get approved. 
  • Ratios per GUS Approval--GUS stands for their Automated Underwriting System which lenders use to get borrowers pre-approved. It will review credit, income, and assets along with area, purchase prince amount and determine your loan pre-approval
  • Flipped properties within 90 days of seller acquisition are allowed
  • Household income may not exceed 115% of the area's median income level*
  • Transferred appraisals are okay, so FHA will work for USDA appraisals.








How to Buy a Home with a Student Loan Debt

How to Buy a Home with a Student Loan Debt: Buying a home can be a nerve-wracking experience, especially if it's your first time. It may feel even more so if you're still saddled with student loan debts.




How to Buy a Home with a Student Loan Debt


Buying a home can be a nerve-wracking experience, especially if it's your first time. It may feel even more so if you're still saddled with student loan debts.


Does your income-driven repayment plan has Do you have Federal student loans in it? Do you know how your lender will handle your debt to income ratio?


These are just some of the factors that you need to put into consideration when planning to buy a house. It might just be not that easy since you also have to factor in your student loan debts.


To make the process less intimidating for you, here are the things you need to do.

Pay Attention to Your Credit Score


FICO credit scores are among one of the most commonly used scoring systems by lenders and creditors whose range plays in between 350 to 800. A consumer with a credit score below 600 is considered to have poor credit, while those with credit scores of 750 or higher is considered to have excellent credit.


Now, if you want to qualify for a home improvement financing or a mortgage and nail a low mortgage rate, make sure your credit score is in good shape. Whenever you apply for a mortgage, every credit bureau gathers information about your credit history and calculate your credit score that lenders will use to gauge your risk factor.


If you find an error or any inconsistencies in your credit report, report it immediately to the credit bureau and have it fixed.

Manage Your DTI (Debt-to-Income) Ratio


Your DTI (debt-to-income ratio) is one of the major factors that lenders consider when you apply for a mortgage loan. It's the ratio of the total amount of your recurring debt every month with your monthly gross income.


To calculate your DTI, add up all of your recurring monthly debt such as student loan payments, minimum credit card payments, or car loan payments, then divide it by your pre-tax (the amount you earn before taxes and other withholdings) income every month.


Since your debt-to-income contains two main components: debt and income, the efficient way to reduce it is to:


earn more income

repay existing debt

do both 


Pay Attention to Your Payments



Case in point: Lenders will approve the application of those who are financially responsible.


Know it that your payment history takes up one of the biggest portions of your credit score. Thus, to make sure that you pay on time, set up an autopay system for all your accounts so that funds are automatically debited every month.


Moreover, your FICO is being weighed heavily by current payments, which means your future will matter more than your past. Make sure also to do the following:


Pay off the balance if you have a delinquent payment.


Do not skip payments.


Pay on time. 


Get Yourself Pre-approved for a Mortgage


The common cycle for home buyers is to look for a property, then get a mortgage. You have to switch it.


It's better if you get yourself pre-approved with a lender, so you will know how much you can afford for a home. To get pre-approved, lenders will look at your income, credit profile, employment, assets, to name a few.

Keep Your Credit Utilization at a Minimum


Besides your credit score and DTI, your lenders also assess your credit card utilization score, or your credit card expenses as a percentage of your credit limit every month. The ideal credit utilization must be 30% or less. Even better, keep it less than 10% if possible.


For instance, if you have a $20,000 credit card limit and spent $6,000, your credit utilization is equivalent to 30%.


If you want to regulate your credit card utilization better, here are the things you can do:


Talk with your lender about increasing your credit limit. It may require a hard credit pull so better consult your lender first.


Pay off your balance at least twice a month to lessen your credit utilization.


To track credit utilization, set up alerts for automatic balance. 

Search for Down Payment Assistance


Even if you have outstanding student loan debts, you can still seek for different down payment assistance. You can start with the following:


USDA loans. These loans have zero-down mortgages for suburban and rural homeowners.


FHA loans. Acquire federal loan through the Federal Housing Authority.


VA loans. You can avail these loans if you've served in the military service.


There are local, state, and federal assistance programs as well that you can resort to.



If paying off your credit card balance is impossible before getting a mortgage, you can consolidate your credit card debt into one personal loan for a lower interest rate.


Taking a personal loan can help you save big on you on interest expenses over the repayment term, which usually lasts for three up to7 years, depending on the lender. It can also enhance your credit score since it's an installment loan with a fixed repayment term.


On the flip side, credit cards have no fixed repayment terms because they are revolving loans. When such is the case, you can minimize your credit utilization and diversify your debt types whenever you trade your credit card debt for a personal loan.
Takeaway


Buying a home while grappling with student loan debts can be taxing. Your likelihood to get a mortgage for a property will depend on your loans. It can result in disappointment if your loans are in bad shape.


Now, if you don't evaluate your student loan picture and ensure that you're taking all the necessary steps to be successful, getting that mortgage will be impossible. It might not work all the time, but arming yourself with the right knowledge to get there is the beginning of your homeownership journey.

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