Although credit scoring models have been updated in recent years to accommodate for the loan comparisons that any prudent borrower does before taking out a loan, it’s still a good idea to avoid adding lots of unnecessary inquiries to your credit report.

 

Loan comparision shopping may take some persistence on your part, because lenders are often eager to close a deal (they are, after all, in the business of lending money), but it is possible to shop around for a loan product without authorizing credit checks with every credit grantor at which you inquire. Explain that you are doing some preliminary loan comparison shopping, describe your credit situation accurately, mentioning that you understand they can’t make any firm offers until they check your credit report, and ask for an estimate or range in which they think your loan would fall based on what you’ve told them. Remember that they cannot legally check your credit without your permission–and don’t provide them with all of the information they need to check it (e.g., your Social Security number) until you are relatively confident that you’ve found the right place and are ready to actually apply for the loan.

Are Your Property Taxes Too High?

Written by tanya
March 12th, 2012
 

 

Income Tax Isn’t the Only Important Tax This Time of Year

 

 

We may be in the middle of income tax season, but hoping you’ll be getting a refund isn’t the only thing you should be thinking about this time of year…especially if you’re a homeowner. That’s because the National Taxpayers Union Property tax appeal homeowners checklist(a nonprofit citizen group) estimates that between 30 and 60 percent of properties are assessed for too high of a value.

 

Taking the time to review your property tax bill could save you a nice chunk of change.

And the good news is that it’s easy.

 

First, contact your local tax assessor’s office and ask for someone in the reassessment area.

Find out when appeals are heard, and how the process for submitting a property tax appeal works.

Additionally, ask for a copy of your property card. Review the card and confirm that the basic information about your property is correct. For example, is the square footage and number of rooms for your home accurate? If the number is incorrect, the county may change the assessment without a formal appeal.

 

If everything on the property card is correct but the assessed value still seems too high, your next step is to gather the following documentation to support an appeal. And don’t be surprised if the assessed value is lower than what you think the market value for your home is–many counties use a formula which uses a percentage of market value to determine assessed value. Ask what the formula is, because an assessment which is less than market value still might be too high.

 

If you have a current appraisal that supports the value being lower using recent market-value information, many counties will accept a copy of the appraisal with the appeal. If the appraisal is outdated, you can order a new one. You can also visit the local assessor’s office or search online, and look through the public records for other homes that have similar features to yours, but have lower assessments. Additionally, contact me to get in touch with a great Realtor who knows your area. This Realtor will be able to give you current market information for your neighborhood, and help you see how your market value and assessed value stacks up against your neighbors.

 

Submitting an appeal is generally a fairly simple process, but make sure to take the time to fill out all forms in advance and be prepared with your documentation if there is an in-person hearing that needs to take place.

 

Taking the time to review the accuracy of a tax bill could easily save you hundreds of dollars per year, adding up to thousands of dollars during the time you own your home. In addition, the National Taxpayers Union offers a Property tax appeal homeowners checklist to help you appeal your assessment.

It’s Too Late for Your 2011 Taxes- Start Planning Now for Your 2012 Taxes

 

As much as you’d like to, it’s too late to rewrite history on your 2011 taxes—what’s spent is spent (although you do have until April 17th to stash more cash in a traditional IRA to save on taxes, if you meet income requirements). The good news is that you’ve still got loads of time in 2012 to make smart tax decisions, from stowing money in tax-deferred accounts to tracking expenses to selling things at the right time. Here’s what the experts recommend.

 

Adjust your withholding.

 

Did you get a huge check back from last year’s taxes? That’s not as great a thing as you’d think—you’re essentially making an interest-free loan to the government. “Many people get large refunds because too much is subtracted from their salaries,” says Julian Block, a tax attorney in Larchmont, NY. “Some people do this to force them to save money, but most people do it because they don’t know any better.” Use the IRS’s Withholding Calculator to determine whether you should fill out a new W-4 form for your employer. Christi Lardy did this last year, after she bought a house in Portland, OR. “Getting into the house cost more than I projected,” she admits. “I changed my withholding so I got more during the year to pay bills.”

 

Max out your 401(k) contributions.

 

Want to save on taxes? The more money you put into tax-deferred accounts, like a 401(k), the less you’ll have to pay Uncle Sam come April. At the very least, contribute enough to get your full employer match, if there is one. “That’s free money that your employer is giving you, so take advantage,” suggests Craig Harris, manager of the national tax department for Liberty Tax Service.

 

Value your charitable donations.

 

The next time you drop off a bag of old clothes at your local Goodwill, catalogue its contents. “And don’t just guess at the value of the goods,” says Fran Coet, a CPA in Westminster, CO. Use a valuation guide from Goodwill or the Salvation Army to put a dollar figure on your donation—you might be surprised by what it’s all worth. If you’re using your car to travel to and from a donation center, don’t forget to deduct mileage at 14 cents per mile. Learn more about getting the most of your charitable tax deductions, plus find out the best places to donate.

 

Keep records of tuition payments.

 

If you’re currently in college (or your kids are), look into the American Opportunity Tax Credit. “You can receive credit for up to 100% of the first $2,000 in expenses, fees and tuition, and 25% of the next $2,000 in education expenses,” says John Hewitt, CEO of Liberty Tax Service. It can be claimed for the first four full years of college education—per student. If you or your children aren’t eligible, you may instead be able to take the Lifetime Learning Credit, which can refund you up to $2,000 for qualified education expenses. If you think either credit applies to you, keep receipts and documentation for tuition, fees and required course materials. You can actually get a credit on your 2011 taxes if you paid tuition or other qualified expenses last year, as long as you have the right paperwork. Schools will typically send you a 1098-T tax form for tuition and fees paid, but receipts for books and other required materials are up to you to provide.

 

Check your state’s 529 advantages.

 

If you’re socking money away for your kids’ college education, you might get a tax break for using your state’s 529 savings plan. “Most, but not all, states have a deduction if you contribute to the plan,” says Mark Joseph, a financial planner in Reston, VA. “You could get a couple thousand dollars in deductions on your state taxes.”

 

Time your foreclosure or short sale.

 

If you’re in dire housing straits and there’s a foreclosure in your future, you may want to get it done in 2012. Ordinarily, when you have debt cancelled (such as the remaining balance on a mortgage), it’s treated as taxable income, but the IRS is cutting taxpayers a break through the end of this year. “No taxes will be levied on up to $2 million dollars for married taxpayers filing jointly, and up to $1 million for a married taxpayer filing a separate return,” says Hewitt. Unless the government extends it, this benefit will expire in 2012.

 

Sell your winners.

 

This could be the year to offload long-term investments that have gone up in value. “We have a very low capital gains rate now,” says Jackie Perlman, principal analyst of the Tax Institute at H&R Block. “But those rates are scheduled to shoot up in 2013.” More specifically, you’ll pay a maximum rate of 15% on long-term capital gains this year, but as much as 20% next year. And if you’re in one of the bottom two tax brackets, your rate will go from 0% to 10%.

 

Track your job-searching expenses.

 

Save receipts from your job hunt in a safe place, because you may be able to deduct certain expenses. The requirements: You should be looking for a position in your current occupation, and there can’t have been too much of a break since your last job. (So if you took a year off for school, say, you can’t deduct the costs of your employment search afterward.) “You can deduct expenses from traveling to and from interviews, staying in hotels, mailing resumes, making copies and hiring a headhunter,” says Josh Barger, vice president of tax services for Foundation Financial Group in Jacksonville, FL. The catch: You can deduct only expenses that exceed 2% of your adjusted gross income. But if you’re traveling heavily—or are unemployed and not making much—it may work. And if you move more than 50 miles away for a new job, keep receipts for mileage, movers and hotel costs. You don’t even have to meet the 2% threshold to deduct them.

 

Choose home equity debt.

 

If you’re carrying a balance on a credit card or a car loan and you’ve got equity in your home, consider taking out a home equity line of credit and using that to pay down your debt. “You’ll usually get a lower rate on the home equity line and the interest is tax deductible,” says Joseph. “It’s a complete homerun.” There are limits to the interest deduction based on the fair market value of your home and the balance on your mortgage—check out IRS Publication 936 for more details. And don’t run up balances in the meantime; the idea is to lower your interest rate and pay off your debt, not to continue living above your means.

 

Use your flexible spending account (or sign up for one).

 

Many employers offer flexible spending accounts (FSAs) that allow you to use pre-tax money to pay for healthcare and childcare expenses. If you’re participating this year, make sure you spend everything in it—FSAs are use-it-or-lose-it accounts, so you’ll be out any cash you didn’t claim by December 31st (or March 15, 2013 at many companies). Even though FSAs are limited to prescription-only drugs—no over-the-counter items without a doctor’s note—there are ways around this. “I asked my acupuncturist to write a prescription for over-the-counter supplements so I could submit the expenses through my FSA,” says Denise Winston of Bakersfield, CA. “I just explained what I needed and asked her to do the paperwork. This nets a savings of about $400 per year.” If you’re not signed up, make sure you opt in for 2013 during your company’s open enrollment period, which is usually in the fall. Benefits won’t start until January 1, 2013, but then you can pay for up to $5,000 in childcare costs and $2,500 in medical costs with pre-tax cash.

 

 

 

Quick Tips for Getting Started on Your Refinance

Written by tanya
February 6th, 2012

When you refinance your existing mortgage, you are essentially paying off the existing mortgage debt and replacing it with a new loan.  Many of the same costs are involved in refinancing a loan as are when you first financed it.  Brokers offer wholesale loans because they are able to work with several different lenders to find the loan that best fits your individual situation.  Whereas, a bank offers loans only as their own loan product at retail.  Additionally, brokers are required to fully disclose their fees so there are no surprises.

To start with, the lender will need personal information to verify employment for you and your co-borrower (if there is one).  They will also need information regarding all of your debts and assets, including your existing mortgage.

In order to expedite the paperwork process, start gathering the following items:

  • W2′s from the last 2 years (For borrower and co-borrower, if you filed separately)
  • If you are self-employed, bring signed copies of your last two year’s tax returns, including all schedules that were filed, and a profit/loss statement or balance sheet for the current year.
  • Homeowner’s insurance company name and number
  • The original lender’s contact information
  • Most recent bank statements (2 months:  include ALL pages, even if they’re blank)
  • Most recent statements from 401Ks, IRAs, mutual funds and securities accounts (1 month)
  • A copy of your current mortgage statement for your existing loan, along with with the outstanding mortgage balance and escrow, if applicable.

What costs are involved?

There are no-cost and low-cost refinance loans available, and some or all of the fees and closing costs may be waived with these types of loans.  This is a brief rundown on fees that could be associated with a refinance loan:

  • Appraisal Fee- This determines the current value of your home.
  • Credit Report- The fee the lender charges to pull your credit report (more comprehensive than a consumer credit report, such as www.freecreditreport.com).
  • Title Search and Title Insurance- You may be able to get your current title company to reissue a new policy if the lender will accept it.
  • Survey- The lender may order a property survey to document the current status of the land your property is on.
  • Loan Origination Fee- A fee paid to underwrite the loan which can be paid by the borrower or the lender.
  • Discount Points- One point is equal to one percent of the loan amount.  You may want to pay discount points to secure a lower interest rate.
  • Miscellaneous Fees- VA and FHA loans may have fees associated with them.  Private mortgage insurance (PMI), document preparation fees, notary fees and tax service fees may also fall under this category.
  • Prepayment Penalty- If your existing loan carries a prepayment penalty clause, you will have to pay a percentage of the outstanding loan amount for paying the loan off early.

Just as with your original loan, your lender will be required to provide you with a Truth-in-Lending Statement that outlines the fees associated with your new mortgage loan.  Let us help you evaluate your personal situation and assist you in finding the loan program that works best to meet your long-term goals.

Call or email me directly for a free consultation.

Buying a foreclosed or bank-owned home might require minor, or even major repairs.  A 203K loan could be the answer to getting the money you need to get the job done.  Here are some frequenlty asked questions.

Q:  Can I use this loan on a home that was built in 1934 and needs major upgrades?

A:  Yes, the 203K program allows for major upgrades and repairs.

 

Q:  Can the home be torn down to the foundation and redone completely?

A:  Yes, on a Standard 203K, a home can be torn down, however part of the existig foundation must remain. 

 

Q:  What is the maximum acreage that can be included in a 203K loan?

A:  FHA doesn’t have a max acreage, but the lender might have some additiional conditions.

 

Q:  If the borrower needs additional funds for completion of new construction, can a Standard 203K loan be used?

A:  New construction is not allowed under the 203K program.  Eligible properties must be at least 1 year old.

 

Q:  Can I use this type of loan to remediate on a home I’m buying that has mold?

A:  Yes.  The location of the mold and type of repairs to remedy determines if the loan will be structured as a Standard 203K

      or Streamlined 203K loan. 

 

If you have more questions about a 203K loan, feel free to email me at tanya@crownmarkgroup.com.