Sonyma own it fix it new york home mortgage repair escrow option
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SONYMA Own it, Fix it New York! Home Mortgage Repair Escrow Option PowerPoint PPT Presentation


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SONYMA Own it, Fix it New York! Home Mortgage Repair Escrow Option. Agenda. Introduction Review of Product Features including: Available Programs Eligible Renovations Contingency Reserve and Allowable Costs Contractor Requirements Reserving and Processing Loans

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SONYMA Own it, Fix it New York! Home Mortgage Repair Escrow Option

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Sonyma own it fix it new york home mortgage repair escrow option

SONYMAOwn it, Fix it New York!Home Mortgage Repair Escrow Option


Agenda

Agenda

  • Introduction

  • Review of Product Features including:

    • Available Programs

    • Eligible Renovations

    • Contingency Reserve and Allowable Costs

    • Contractor Requirements

  • Reserving and Processing Loans

    • Calculating Maximum Financing

    • Additional Required Forms/Documentation

    • Completing the Acquisition Cost Calculation

    • Reserving Loans/File Submission

  • Underwriting Issues

    • Appraisals

    • Home Improvement Contracts

  • Q&A

  • Servicing/Escrow Administration

    • Disbursement of Funds

    • Extensions

  • Post-Escrow Documentation Requirements

  • Final Q&A


Own it fix it new york home mortgage

Own it, Fix it New York! Home Mortgage

  • This product enhancement is the result of a collaborative effort between the SONYMA Advisory Council and SONYMA.

  • Product Purpose

    • Many homes in New York State that have been foreclosed and/or sold as a “short sale” suffer from deferred maintenance and require repair.

    • Provides streamlined mortgage financing to homebuyers for the purchase and repair of ANY home suffering from deferred maintenance not to exceed $25,000 in improvements.


Own it fix it new york home mortgage1

Own it, Fix it New York! Home Mortgage

  • SONYMA Loan Purchase: Prior to the completion of repairs and escrow pay-out.

  • Possible Lender Repurchase

    • Failure to administer escrow in conformance with the Product Term Sheet.

    • Property was unsatisfactorily repaired in accordance to the home improvement contract.

    • Repairs were not completed and/or inspected within the timeframes as stated in the Product Term Sheet.


Main program features

Main Program Features

  • Maximum Financing: 97% of the lower of:

  • the purchase price plus the cost of repairs, allowable “soft” costs and a contingency reserve equal to 10% of the cost of repairs, or

  • the “after-improved” appraised value.

  • Maximum Renovation: Eligible repairs allowed up to lower of:

    • 20% of the “after-improved” appraised value or

    • $25,000


Main program features1

Main Program Features

  • Project Completion: Repairs/Renovations must be completed within 90 calendar days of loan closing.

  • Available Programs:

    • Low Interest Rate Program

    • Achieving the Dream Program

    • Homes for Veterans

  • Availability of Down Payment Assistance: higher of $3,000 or 3% of the purchase price, not to exceed $15,000

    Except as stated in the Product Term Sheet, all other standard eligibility and underwriting program requirements must be met.


  • Loan terms

    Loan Terms

    • Interest Rates: Standard program rates apply with higher rates for 40-year mortgages and loans with a SONYMA Down Payment Assistance Loan.

    • Minimum Renovation: $1,000

    • Eligible Renovations: Most non-luxury repairs are eligible. See list of Eligible & Ineligible Renovations.

    • Ineligible Renovations include:

      • Structural Alterations and Reconstruction. Repair or replacement of structural damage, additions to the structure, installation of an additional bath(s), skylights, finished attics and/or basements, etc.

      • Environmental Remediation. Removal of underground oil tanks, major asbestos removal, installation of VOC ventilation systems, etc.


    Loan terms1

    Loan Terms

    • Contingency Reserve:

      • 10% reserve is required on all loans. Can be higher at Lender’s discretion.

      • Up to 10% can be financed (as long as the loan amount does not exceed maximum allowable financing) or borrower can deposit their own funds.

      • Reserve funds paid by the borrower must come from an acceptable asset source.

      • If financed, any unused funds must be applied to the unpaid balance of the SONYMA loan or applied to additional minor documented renovations.

      • If paid by Borrower, any unused funds must be refunded.

    • Allowable Soft Costs:

      • Can be financed (as long as the loan amount does not exceed the maximum allowable financing)

      • Final inspection fee; escrow administration fee not to exceed $250; title update fee upon completion showing no liens (i.e. mechanic liens) and permit fees.

      • All fees must be disclosed to the borrower(s) at the time of application and reflected on the HUD-1 closing statement.


    Contractor approval

    Contractor Approval

    Lenders are fully responsible for ensuring that contractors are reputable, insured, and can perform the work specified in the home improvement contract.

    Lender Due Diligence

    SONYMA recommends the following:

    • Contact the State’s contractor licensing agency and state and/or local building departments to verify that the contractor has a clean record. Obtain copies of any licenses, where applicable;

    • Ensure contractor is sufficiently insured (Workman’s Compensation, General Liability [$1 million each occurrence/$2 million aggregate] and Short-Term Disability) against property damage and losses caused by the contractor, its employees or subcontractors, and against on-site injuries to the contractor, its employees or subcontractors.


    Contractor approval1

    Contractor Approval

    • In areas where licensing is not required, due diligence should include, but is not limited to:

      • Contacting local trade associations;

      • Looking for professional certifications such as Certified Graduate Remodeler (CGR) http://www.nahb.org/reference_list.aspx?sectionID=1423;

      • Accessing the New York State Attorney General’s website, www.nyknowyourcontractor.com or calling the local or state consumer protection agency and the Better Business Bureau to find out if there are any unresolved complaints filed against the contractor; and

      • Checking references.

    • A borrower acting as a his/her own contractor must be licensed and insured. The cost of the repairs are limited to the cost of materials only (no labor costs) and the loan file must be documented accordingly.


    Contract provisions

    Contract Provisions

    New York State law requires that the home improvement contractor provide the consumer with a complete, legible copy of the contract at the time it is signed by all parties, and before any work is started. A written, signed, and dated home improvement contract is required before any work is started and BEFORE SONYMA approves the application for mortgage financing. The following items must be written into the contract:

    • Contractors’ company name, address, phone number, and if applicable, license number, if applicable;

    • List of materials to be used in the project, including brand names and model numbers, if applicable;

    • Schedule of completion, including stages of completion - should have estimated dates for start and completion of project, including reasons why it might be delayed;

    • Payment schedule that specifically states how payment will be made and under what circumstances;

    • Sample Contracts which include all provisions are available.


    Contract provisions1

    Contract Provisions

    • All verbal agreements should be written into the contract;

    • Statement of any guarantee or warranty for services or parts;

    • Clause stating that the contractor will obtain all permits required by law;

    • Statement that contractor will be responsible for repairing mistakes and for cleaning the area after the job is finished;

    • Clauses stating that the contractor must provide proof of payment to subcontractors and supply houses and giving the consumer permission to withhold final payment to the contractor until he or she provides such proof - otherwise, the subcontractors and suppliers can put a lien on the consumer’s property if the contractor does not pay them;

    • Statement of the consumer’s right to cancel the home improvement contract within three business days of signing it, and a Notice of Cancellation which the consumer should use in that situation.


    Sample maximum mortgage worksheet 1

    Sample Maximum Mortgage Worksheet 1


    Sample maximum mortgage worksheet 2

    Sample Maximum Mortgage Worksheet 2


    Completing the maximum mortgage worksheet

    Completing the Maximum Mortgage Worksheet

    • SONYMA Form #H1/10-10

    • The Total Cost of Repairs/Renovation (Line B1) must be within the SONYMA minimum of $1,000 and the maximum of $25,000. This cost (Line B1) is entered on item #37 on the SONYMA Loan Transmittal (Form #213/8-09).

    • Line B9 which is the lesser of the Total Repair/Renovation Cost (Line B7) or the Maximum Financeable Repair/Renovation Amount (Line B8) is used in the following maximum mortgage calculation.

    • The repair cost plus allowable financed fees (Line B7) must be reflected on Line 3 of Part III of the Recapture Notification & Mortgagor’s Affidavit (Form #211/3-11) when calculating the acquisition cost.


    Acquisition cost calculation

    Acquisition Cost Calculation

    Recapture Notification and Mortgagor’s Affidavit (Form 211/3-11)Line 7 cannot exceed SONYMA’s Purchase Price Limits for the Program applied for.


    Reserving loans

    Reserving Loans

    To reserve a loan with an Own it, Fix it New York! Home Mortgage repair escrow option, Lenders must select one of the available programs and enter the following in the Lender Online New Reservation screen:

    • In the New/Existing/Rehab field, select “Rehab”

    • Estimated Completion Date: Enter “90 days from the estimated date of closing”.

    • Property Converted from a Previous Non-Residential Use: Enter “No”.

    • In the newly created Own it, Fix it NY Purchase Repair Escrow field, select “Yes”

    • In the newly created Rehab Amount field, enter the cost of the repairs.


    Submitting loan files

    Submitting Loan Files

    • Loan files must be submitted to SONYMA using the below checklist and form:

      • Pre-Closing Application File Checklist (Form #225/3-11)

      • Own it, Fix it New York! Home Mortgage Maximum Mortgage Worksheet (SONYMA Form #H1/10-10)

    • Files must be simultaneously submitted to Genworth Mortgage Insurance Corporation for pool insurance consideration and SONYMA for compliance review.

      • File must clearly indicate that the loan will have an Own it, Fix it New York! Home Mortgage repair escrow.

      • Must include the signed and dated home improvement contract and the Own it, Fix it New York! Home Mortgage Maximum Mortgage Worksheet (SONYMA Form #H1).


    Underwriting

    Underwriting

    • All standard SONYMA guidelines apply except:

      • Minimum borrower contribution of 1% will be calculated based on the actual purchase price (excluding any rehabilitation and allowable soft costs) as stated in the purchase contract.

    • Eligible Properties:

      • Existing 1- and 2-family homes.

      • PUDs and condominiums are eligible provided the homeowners association permits the proposed renovations.

      • Cooperatives and manufactured housing are not eligible.

    • Appraisals:

      • Must be done subject to completion of the proposed repairs and state the after improved value..

    • Home Improvement Contract:

      • Required in addition to the standard purchase contract.

      • Must specify the work to be completed and all costs for materials and labor.


    Sonyma own it fix it new york home mortgage repair escrow option 1315987

    Questions (Part 1)


    Administration of escrow

    Administration of Escrow

    • Lender (not the Servicer) is responsible for the administration and disbursement of the funds held in escrow.

    • Lender responsibilities include, but, are not limited to:

      • Ensure the home has been satisfactorily renovated in compliance with the repairs stated in the home improvement contract.

      • Deposit of the funds for the renovations and contingency reserve into an FDIC-insured escrow account on the loan closing date.


    Administration of escrow1

    Administration of Escrow

    • Lender Responsibilities (Continued)

      • Disbursement of the escrow funds to the contractor(s) as the renovation work progresses and after an inspection has been done to ensure the work performed has been satisfactorily completed. Funds are disbursed at the Lender’s discretion.

      • Monitor the repairs, as per the home improvement contract, and ensure they are completed within 90 calendar days from the mortgage closing date.

    • Extension requests due to weather related delays will be handled on a case-by-case basis. Must be made to SONYMA in writing (attention of Olivia Jervis) and in advance for proper consideration.


    Servicing

    Servicing

    For Lenders who do not service for SONYMA (other than the Own it, Fix it New York! Home Mortgage escrow):

    • Loans must be transferred on the loan closing date to SONYMA’s master servicer (M&T Bank) and the servicing file must be submitted to M&T within 5 business days from the loan closing.

    • Lenders must advise Borrowers at or prior to closing that M&T Bank will be servicing their loan.

    • Lenders must not process any servicing transactions prior to transfer and any mortgage payments received are to be sent to M&T for processing.

    • These mortgages must be inactive on the Lender’s servicing system at the time of transfer.

    • For more information on transferring loans to the master servicer, please go to http://www.nyhomes.org/assets/documents/1072.pdf.


    Post closing document requirements

    Post-Closing Document Requirements

    • Post-closing loan files must be submitted to SONYMA using the below checklist and forms:

      • Post-Closing File Checklist (Form #223/10-10)

      • SONYMA Own it, Fix it New York! Home Mortgage Loan Agreement (SONYMA Form #H2/10-10).

        Note: Use of this form is optional. Lenders are permitted to use their standard form of escrow agreement.

      • SONYMA Own it, Fix it New York! Home Mortgage Rider (SONYMA Form #H3/10-10) must be attached to the mortgage instrument.


    Post renovation requirements

    Post-Renovation Requirements

    Within 30 days from the work completion date, Lenders must submit toSONYMA, the MI company, the pool insurer,and the servicer (if not the same as the Lender), a photocopy of the following documents:

    • SONYMA Final Document Transmittal Form (Form #245/10-10)

    • Appraisal Update and/or Completion Report (Fannie Mae Form 1004D), completed by the property appraiser, evidencing that all work specified in the home improvement contract and subsequent changes approved by SONYMA have been completed fully and satisfactorily;

    • Title update showing no additional liens (i.e., mechanics’ liens); and

    • Completed and fully executed SONYMA Own it, Fix it New York! Home Mortgage Final Accounting Form and Certification (Form #H4/10-10).


    Tools

    Tools

    • To assist Lenders in calculating the maximum mortgage amount and maximum allowable escrow, SONYMA has created the Own it, Fix it! Home Mortgage Maximum Mortgage Worksheet calculator. Calculator may be downloaded from our website.

    • Detailed program information and all required new and updated documentation can be found on the SONYMA website.

      www.sonyma.org

      Hit the Hub….the SONYMA Information Hub that is!

      1-800-382-HOME


    Sonyma own it fix it new york home mortgage repair escrow option 1315987

    Final Questions?


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