Sample of a Purchase Using the FHA 203k mortgage:
This describes a typical step-by-step application/mortgage origination process for a transaction involving the purchase and rehabilitation of a property. It explains the role of HUD, AnnieMac (the lender), the contractor, the borrower, consultant, the plan reviewer, appraiser and the inspector.
- Home Buyer Locates the Property
- Preliminary Feasibility Analysis is Performed: After the property is located, the home buyer and their real estate professional should make a marketability analysis prior to signing the sales contract. The following should be determined:
- The extent of the rehabilitation work required
- Rough cost estimate of the work
- The expected market value of the property after completion of the work
- Note: The borrower does not want to spend money for appraisals and repair specifications (plans), then discover that the value of the property will be less than the purchase price (or existing indebtedness), plus the cost of improvements.
- Sales Contract is Executed: A provision should be included in the sales contract that the buyer has applied for Section 203(k) financing, and that the contract is contingent upon loan approval and buyer’s acceptance of additional required improvements as determined by HUD or AnnieMac.
- Home Buyer Contacts AnnieMac Renovation Lending: Homebuyer contacts AnnieMac to start the application process and give permission to pull credit. Borrower will provide us with bank statements, income documents and any other pertinent information needed to process a completed mortgage application.
- Consultant Prepares Work Write-Up and Cost Estimate: the fee consultant visits the property. The home buyer and contractor (where applicable) meet with the fee consultant to ensure that the architectural exhibits are acceptable and that all program requirements have been properly shown on the exhibits.
- AnnieMac Requests HUD Case Number: Upon acceptance of the architectural exhibits, we will request the assignment of a HUD case number, the plan reviewer, appraiser, and the inspector.
- Appraiser Performs the Appraisal
- AnnieMac Reviews the Application: The appraisal is reviewed to determine the maximum insurable mortgage amount for the property.
- Issuance of Conditional Commitment/Statement of Appraised Value: This document, issued by us, establishes the maximum insurable mortgage amount for the property.
- Mortgage Loan Closing: After issuance of the firm commitment, we will prepare for the closing of the mortgage. This includes the preparation of the Rehabilitation Loan Agreement. The Agreement is executed by both us and the borrower to establish the conditions under which we will release funds from the Rehabilitation Escrow Account. Following closing, the borrower is required to begin making mortgage payments on the entire principal amount for the mortgage, including the amount in the Rehabilitation Escrow Account that has not yet been disbursed.
- Mortgage Insurance Endorsement: Following loan closing, we will submit copies of the mortgage documents to the HUD office for mortgage insurance endorsement. HUD reviews the submission and, if found acceptable, issues a Mortgage Insurance Certificate to us.
- Rehabilitation Construction Begins: At loan closing, the mortgage proceeds will be disbursed to pay off the seller of the existing property and the Rehabilitation Escrow Account will be established. Construction may begin. The homeowner has up to six (6) months to complete the work depending on the extent of work to be completed.
- Releases From Rehabilitation Escrow Account: As construction progresses, funds are released after the work is inspected by a HUD-approved inspector. A maximum of four (4) draw inspections plus a final inspection are allowed. The inspector reviews the Draw Request (form HUD-9746-A) that is prepared by the borrower and contractor. If the cost of rehabilitation exceeds $10,000, additional draw inspections are authorized provided the lender and borrower agree in writing and the number of draw inspections is shown on form HUD-92700, 203(k) Maximum Mortgage Worksheet.
- Completion of Work/Final Inspection. When all work is completed according to the approved architectural exhibits and change orders, the borrower provides a letter indicating that all work is satisfactorily complete and ready for final inspection. If the HUD-approved inspector agrees, the final draw may be released, minus the required 10 percent hold back. If there is unused contingency funds or mortgage payment reserves in the Account, we will apply the funds to prepay the mortgage principal.
Now is the time to find out how the FHA 203k mortgage can help you buy your dream home. Call us or fill out the Quick Quote form and we will reach out to you as soon as possible.
AnnieMac Renovation Lending
Renovating and Rebuilding America – One Home at a Time