Kentucky VA Mortgage Guidelines for Student Loans

Kentucky VA Mortgage Guidelines for Student Loans
If student loan repayments are scheduled to begin within 12 months of the date of  the Kentucky VA loan closing, lenders should consider the anticipated monthly obligation in the loan analysis. If the borrower is able to provide evidence that the debt may be deferred for a period outside that time frame, the debt need not be considered in the analysis.
Guide Reference – Lenders Handbook Chapter 4, Section 5, Debts and Obligations

 

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Kentucky VA Mortgage Changes for Student Loans Guidelines 2017

 
Kentucky VA Mortgage Student Loan Policy  Guideline Changes
VA loans in Kentucky has issued Circular 26-17-02 regarding student loans.  This policy will be effective immediately for all Kentucky VA loans.
How to Calculate a Student Loan Monthly Payment:
If the Veteran or other borrower provides written evidence that the student loan debt will be deferred at least 12 months beyond the date of closing, a monthly payment does not need to be considered.
If a student loan is in repayment or scheduled to begin within 12 months from the date of closing, the lender must consider the anticipated monthly obligation in the loan analysis and utilize the payment established in one of the options below.  Calculate each loan at a rate of 5%of the outstanding balance divided by 12 months.
 (Example: $25,000 student loan balance x 5% = $1,250 divided by 12 months = $104.17 per month is the monthly payment for debt ratio purposes).
  • The lender must use the payment reported on the credit report for each student loan if the reported payment is greater than the threshold payment calculation above, OR
  • If the payment reported on the credit report is less than the threshold payment calculation above, the loan file must contain a statement from the student loan servicer that reflects the actual loan terms and payment information for each student loan.  The statement must be dated within 60 days of the loan closing and may be an electronic copy from the student loan servicer’s website or a printed statement provided by the student loan servicer.  It is the lender’s discretion as to whether the credit report should be supplemented with this information.
1. What are the most popular mortgages you offer?
Why are they so popular?
2. Which type of mortgage plan do you think would
be best for me? Why?
3. Will I have to buy private mortgage insurance?
If so, how much will it cost, and how long will it
be required. (NOTE: Private mortgage insurance
is usually required if your down payment is less than
20%. However, most lenders will let you discontinue
PMI when you’ve acquired a certain amount of equity
by paying down the loan.)
4. Are your rates, terms, and closing costs negotiable?
5. Who will service the loan – your bank or another?
6. What escrow requirements do you have?
7. How long will this loan be in a lock-in period
(in other words, the time that the quoted interest
rate will be honored)? Will I be able to obtain a
lower rate if it drops during this time period?
8. How long will the loan approval process take?
9. How long will it take to close the loan?
10. Are there any charges or penalties
for prepaying the loan?
KHC Hardest Hit Funds Just announced for Louisville Kentucky 2017!
This specific program is for new loan reservation on or after January 11, 2017. KY Housing has $4 Million Dollars set aside for this program and is utilized on a first-come, first-served basis.
  • The funds are for eligible first time home buyers or for those who have not owned a home in the previous 3 years
  • The program is a 2nd mortgage down payment assistance loan up to $10,000, 0% interest rate, forgivable second mortgage loan with a five-year term
  • There is no monthly payment on the down payment assistance loan and 1/5th of the loan is forgiven for 5 years and at that point the loan is fully forgiven
  • The property must remain as your primary residence for those 5 years
  • The down payment assistance loan can be used to cover your closing costs and down payment
  • Max purchase price $283,900
  • Max income for person or persons on the loan in Jefferson County is $117,250
  • The down payment assistance loan must be used in conjunction with KY Housing first mortgage program (conventional or FHA)
  • Minimum 640 credit score to be eligible but we can generally provide advice how to improve your score to that level if needed
  • The property (new or existing) must be located in one of these four counties:
    • Jefferson
    • Christian
    • Hardin
    • Kenton
    • Other counties are not eligible for this specific program but there is a down payment assistance loan for other counties
Joel Lobb
Senior  Loan Officer
(NMLS#57916)
text or call my phone: (502) 905-3708
email me at kentuckyloan@gmail.com
The view and opinions stated on this website belong solely to the authors, and are intended for informational purposes only. The posted information does not guarantee approval, nor does it comprise full underwriting guidelines. This does not represent being part of a government agency. The views expressed on this post are mine and do not necessarily reflect the view of my employer. Not all products or services mentioned on this site may fit all people. NMLS ID# 57916, (www.nmlsconsumeraccess.org). Mortgage loans only offered in Kentucky.
All loans and lines are subject to credit approval, verification, and collateral evaluation and are originated by lender. Products and interest rates are subject to change without notice. Manufactured and mobile homes are not eligible as collateral.

Equal Housing Lender
NMLS No. 57916.
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 VA Home Loans, Zero Down

Kentucky VA Home Loans, Zero Down.

via Kentucky VA Home Loans, Zero Down.

Kentucky VA IRRRL Refinance Mortgage Guidelines for 2015

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Kentucky VA IRRRL Refinance Mortgage Guidelines for 2014

Kentucky VA Mortgage Lender

Kentucky VA Mortgage Lender

Kentucky VA IRRRL Program Highlights for a VA Refinance

  • No Appraisal.  (min 640 FICO)
  • 640 Min FICO to 100% LTV
  • Mortgage only VA IRRRL allowed
  • No Manufactured Homes (single or double-wide)

The maximum loan term is the original term of the VA loan being refinanced plus ten years, but not to exceed 30 years

The borrower cannot pay off liens other than the existing VA loan from IRRRL proceeds.

Any second lien-holder would have to agree to subordinate. While the borrower may pay any reasonable amount of discount points in cash, only up to two discount points can be included in the loan amount.

An IRRRL cannot be used to take equity out of the property or pay off debts, other than the VA loan being refinanced. Loan proceeds may only be applied to paying off the existing VA loan and to the costs of obtaining or closing the IRRRL. Therefore, the general rule is that the borrower cannot receive cash proceeds from the loan

Joel Lobb
Senior  Loan Officer

(NMLS#57916)
American Mortgage Solutions, Inc.
800 Stone Creek Pkwy, Ste 7,
Louisville, KY 40223
 Fax:     (502) 327-9119
 
 Company ID #1364 | MB73346

Kentucky VA IRRL Streamline Refinance Kentucky

Kentucky VA IRRL Streamline Refinance Kentucky

2014 Kentucky VA Home Loans Requirements

BANKRUPTCY


Chapter 7 Two years from discharge date; evidence the applicants have demonstrated ability to handle their credit affairs; and that applicants have re-established acceptable credit (or chosen not to incur new credit). Discharged less than two (2) years – NOT eligible.
Chapter 13 A satisfactory performance history for one year of the pay-out period and MUST be discharged.
FORECLOSURE/DEED-IN-LIEU
If occurred in past three years, applicant is ineligible.
TAX LIENS
All federal tax liens will be required to be paid in full prior to the loan closing.

CAIVRS


CAIVRS is a HUD-maintained computer information system which enables lenders to learn when an applicant has previously defaulted on a federally-assisted loan. The system’s interactive voice response function provides instant credit information.
A CAIVRS screening on each veteran and any co-obligor is required. An applicant cannot be considered a satisfactory credit risk if he or she is presently delinquent or in default on any debt to the federal government until the delinquent account has been brought current or satisfactory arrangements have been made between the veteran and the federal agency.

Student Loans

If student loan repayments are scheduled to begin within 12 months of the date of VA loan closing, lenders should consider the anticipated monthly obligation in the loan analysis. If the borrower is able to provide evidence that the debt may be deferred for a period outside that timeframe, the debt need not be considered in the analysis.

Interested-Party Contributions/Property Seller Concessions


A maximum of 4% of the value of the property as indicated on the Notice of Value (NOV) may be contributed from an interested party (property seller concession).
Any property seller concession or combination of concessions which exceeds 4% of the established reasonable value of the property is considered excessive and unacceptable for VA-guaranteed loans. A reduction of the sales price in the amount equal to the excess is required in these instances.
Property seller concessions include, but are not limited to, the following: Payment of the VA funding fee Prepayment of the veteran’s property taxes and insurance Gifts such as a television set or microwave oven Payment of additional discount points to provide permanent interest rate buydowns Provision of escrowed funds to provide temporary interest rate buydowns Payoff of credit balances or judgments on behalf of the veteran
Property seller concessions do not include: Payment of the veteran’s closing costs Payment of points as appropriate to the market
o For example: if the market dictates an interest rate of 7.50 with two discount points, the property seller’s payment of the two points would not be a property seller concession. If the property seller paid five points, three of these points would be considered a property seller concession.

VA ALLOWABLE CLOSING COST CHART


Closing Costs that CAN be Paid by the Veteran:
Appraisal Fee Recertification of Value Fee
Buydown Fee Recording of Deed
Compliance Inspection Recording of Mortgage
Credit Report Release Fee – Refinances Only
Discount Points Repairs listed on appraisal **
Documentary Mortgage Stamps Repair Inspection – Refinances Only
Flood Certification Septic Inspection Fee
Hazard Insurance Survey
Intangible Tax Title Insurance including: Abstract, Binder & Exam
Origination Fee – 1% Max * VA Funding Fee
Pest Inspection – Refinances Only*** Water Test Fee
Closing Costs that CANNOT be Paid by the Veteran:
Attorney Services (other than title work) Postage, Fax, Phone, Copy of Courier Fees
Broker Fees Sales Commissions
Pest Inspection on Purchase*** Realtor/Lender Transaction Fee

Kentucky State Veteran’s Benefits | Military.com

Kentucky State Veteran’s Benefits | Military.com.

Kentucky State Veteran's Benefits | Military.com

The state of Kentucky provides several veteran benefits. This section offers a brief description of each of the following benefits.

Housing Benefits

Financial Assistance Benefits

Employment Assistance

Education Benefits

Other State Veteran Benefits

Veterans Loan Program


KDVA has a program to offer small sum loans to Kentucky Veterans, however, this program cannot begin until KDVA designs the program and gets approval for regulation on how the program will operate. KDVA hopes to launch the program soon, and will keep veterans informed about the program through their email distribution lists and press releases to the media.

Kentucky VA Loans

VA Loans

Kentucky State Veteran's Benefits | Military.com
What are VA Home Loans?
VA Loans provide military veterans and current service members a distinct advantage when it comes time to purchase or refinance a home. Today’s VA Loans have the most favorable terms available for most veterans. VA Loans can be used to purchase a new home with no down payment with no mortgage insurance or refinance up to 90% of a homes current equity.
What are the eligibility requirements for a VA Loan in Kentucky?
Veterans Affairs loan guidelines use two methods of income qualification in Kentucky. The residual income method is the primary method, where it is determined that the borrower has sufficient income to cover daily living costs once housing, taxes, insurance and all other liabilities like credit card and auto payments have been made. Additionally, VA loans use a debt to income ratio (DTI). Using this ratio, the veteran’s total debt should not exceed 41% of the veteran’s total income. Most lenders will require at least a 620 credit score for a VA Loan approval.
How much can I borrow?
The maximum Kentucky VA Mortgage amount is determined by:
Maximum VA Loan in Kentucky: The largest loan allowed for VA mortgages with zero down is $417,000 in KY. Please refer to the Kentucky VA Loan Limit chart at the bottom of this page to see your area’s limit.
Maximum Finance: For purchase transactions, the Maximum VA Loan will be 100% of the lower of the selling price or the appraised value.
What will the down payment and closing costs be?
Kentucky VA loans have zero money down up to $417,000 in most counties.
What property types are allowed for VA Loans in Kentucky?
VA Loans may be used to purchase or refinance single family residences and VA approved condo projects if the property is the veteran’s primary residence.
Can I do a VA refinance in Kentucky?
Three kinds of VA Refinance programs are available for veterans in Kentucky.
Rate/Term VA Refinance
The Rate/Term VA Refinance can be used to refinance a conventional, FHA or subprime mortgage into a stable, fixed rate VA Loan.
VA Cash-Out Refinance
A Cash-Out VA Refinance is very beneficial for the veteran who wants to access the equity that they have built up in their home. VA Loans can be used to refinance up to 90% of a homes current value and take cash out for any reason.
Streamline Refinance
The VA Streamline Refinance is designed to lower the interest rate on a current VA mortgage or convert a current VA adjustable rate mortgage into a fixed rate. A VA Streamline Refinance Loan can be performed quickly and easily. It requires much less hassle and paperwork than a normal refinance including no appraisal, no qualifying debt ratios and no income verification.
How much can I refinance in Kentucky?
The maximum amount for an KY VA loan is determined by:
Maximum VA Loan in Kentucky: The largest loan allowed for a VA Mortgage varies from county to county. The highest maximum VA Mortgage right now is $1,094,625. The lowest maximum VA Mortgage amount available in any county is $417,000. To see what the limit is in the county in which you’re interested, visit the following page http://www.homeloans.va.gov/docs/2009_county_loan_limits.pdf. This site lists U.S. territories as well as states.
Maximum Finance: In Kentucky, The maximum VA refinance loan amount will be 100% of the appraised value of the home for a rate/term refinance or 90% of the appraised value for a VA cash out refinance.
What factors determine if I am eligible for a VA Refinance Loan?
VA refinance loans use two methods for income qualification purposes in Kentucky. The residual income method is the primary method, where it is determined that the borrower has sufficient income to cover daily living costs once housing, taxes, insurance and all other liabilities like credit card and auto payments have been made. Additionally, VA loans use a debt to income ratio (DTI). Using this ratio, the veteran’s total debt should not exceed 41% of the veteran’s total income. Most lenders will require at least a 620 credit score for a VA Loan approval.
Why choose a VA Home Loan?
Kentucky VA Mortgages require no down payment.
There are no prepayment penalties for VA Home Loans.
An Kentucky VA Loan is fully assumable, provided the person assuming is qualified.
VA Mortgage Loans have no PMI premiums.
A VA Mortgage Loan is eligible for non-credit qualifying, Streamline Refinance or “IRRRL”.
A VA Home Mortgage is available all areas of the country, provided a market exists for the property and the home meets VA’s property standards.
A VA Home Loan may be used to purchase or refinance a new or existing home.
Kentucky VA Loans are offered at terms of 15 or 30 years.
1. What are the guidelines for a  Kentucky VA Refinance?
If the borrower wishes to take cash out of the property, then the maximum financing amount is 90% of the appraised value, depending on the borrowers qualifications. If the borrower does not take cash out then the maximum financing will be 100% of the appraised value of the home or the amount you are refinancing plus closing costs, whichever is lower.
2. Why should I consider refinancing into a Kentukcy VA-insured mortgage?
Kentukcy VA refinance mortgages do not come with prepayment penalties, have no teaser rates nor balloon payments. They are offered at market rate with terms up to 30 years and are fully amortized, meaning that you pay towards principal and interest every month.
3. What if I have a prepayment penalty and other refinancing costs and there isn’t enough equity in my home to refinance?
If you do not have sufficient equity in your home to add your prepayment penalty and/or other refinancing costs into your new VA mortgage, then you should ask your current lender to consider a second mortgage to pay the difference or a short payoff on your existing loan. Offering either of these options is at the discretion of the lender.
4. Does it matter that the value of my home is now less than what I still owe?
Not to Kentucky VA, but the current mortgage lender considering the refinance would have to be willing to accept a short payoff on the existing loan OR to hold a second mortgage to make up the difference needed to pay off the existing mortgage and the home’s value.
5. I have already obtained one Kentucky VA loan. Can I get another one?
Yes, your eligibility is reusable depending on the circumstances. Normally, if you have paid off your prior VA loan and disposed of the property, you can have your used eligibility restored for additional use. Also, on a one-time only basis, you may have your eligibility restored if your prior VA loan has been paid in full but you still own the property.
6. Only a portion of my eligibility is available at this time because my prior loan has not been paid in full even though I don’t own the property anymore. Can I still obtain a VA guaranteed home loan?
Yes, depending on the circumstances. If a veteran has already used a portion of his or her eligibility and the used portion cannot yet be restored, any partial remaining eligibility would be available for use. The veteran would have to discuss with a lender whether the remaining balance would be sufficient for the loan amount sought and whether any down payment would be required.
7. Is the surviving spouse of a deceased veteran eligible for the home loan benefit?
The unmarried surviving spouse of a veteran who died on active duty or as the result of a service-connected disability is eligible for the home loan benefit. If you wish to make application for the home loan benefit as a surviving spouse, please contact us.
VA Funding Fee Explained
The VA Funding Fee is paid directly to the Department of Veteran’s Affairs and is the reason they can guarantee this no-money-down loan program. This fee is paid so that VA eligibile borrowers can enjoy loan benefits such as $0 down financing and no PMI payments.
VA Funding Fee Chart
The Funding Fee is calculated by looking at 5 different factors: Loan amount, loan type (Purchase or Refinance), type of service, down payment (if any) and prior VA loan use. Take a look at the charts below to see how the va funding fee varies based on these factors.
Purchase – First Time Use
Down Payment
Active Duty/Retired
Guard/Reserve
$0 Down
2.15%
2.40%
5-10% Down
1.50%
1.75%
10% or More
1.25%
1.50%
Purchase – Additional Use
Down Payment
Active Duty/Retired
Guard/Reserve
$0 Down
3.30%
3.30%
5-10% Down
1.50%
1.75%
10% or More
1.25%
1.50%
Cashout Refinance
VA Usage
Active Duty/Retired
Guard/Reserve
1st Time Use
2.15%
2.40%
Additional Use
3.30%
3.30%
IRRL (Interest Rate Reduction Loan)
VA Usage
Active Duty/Retired
Guard/Reserve
1st Time Use
0.5%
0.5%
Additional Use
0.5%
0.5%
How the Funding Fee is Paid
The funding fee doesn’t need to be ‘paid’ separately and is typically rolled into the loan. This is a big benefit to borrowers looking to take advantage of the $0 down benefit of the VA loan. Not only do borrowers not need to put anything down, but they can also finance the VA funding fee as well.


 VA loans use a debt to income ratio (DTI). Using this ratio, the veteran’s total debt should not exceed 41% of the veteran’s total income. Most lenders will require at least a 640 credit score for a VA Loan approval.

Pinned byLouisville Kentucky Mortgage FHA, VA, KHC, USDA, Fannie MaeOntoLouisville Kentucky FHA , VA, USDA, Fannie Mae Mortgage Information

DOCUMENTS AND INFORMATION NEEDED FOR KENTUCKY MORTGAGE APPLICATION APPROVAL
Kentucky VA Mortgage Loan Checklist
 
The following is a list of documents that may be required to process your Kentucky VA mortgage loan:
 
•One full month’s worth of pay stubs
 
•Last 2 years W-2’s
 
•If self employed: Last 2 years tax returns with all schedules (if you are using commission, dividend or rental income to qualify then you will also need to provide your tax returns)
 
•Address and phone number of all employers for the last two years.
 
•Address and phone number for all landlords for the last two years.
 
•Copy of your DD214
 
•Your Original VA Certificate of Eligibility (we can help you get this if needed)
 
•Copies of social security, pension, and/or retirement award letters (if applicable)
 
•Last two months bank statements for all accounts
 
•Documentation to support your funds to close
 
•Explanation for any derogatory credit (if applicable)
 
•Bankruptcy and discharge paperwork (if applicable)
 
•Divorce decree and settlement paperwork (if applicable)
Kentucky VA Loan Limits
Area County Name Maximum Single Family Mortgage
(No Money Down) Maximum VA Jumbo
(0$ Down to 417k, 25% Down Above)
NON-METRO ADAIR 417,000 1,094,625
NON-METRO ALLEN 417,000 1,094,625
FRANKFORT, KY (MICRO) ANDERSON 417,000 1,094,625
PADUCAH, KY-IL (MICRO) BALLARD 417,000 1,094,625
GLASGOW, KY (MICRO) BARREN 417,000 1,094,625
MOUNT STERLING, KY (MICRO) BATH 417,000 1,094,625
MIDDLESBOROUGH, KY (MICRO) BELL 417,000 1,094,625
CINCINNATI-MIDDLETOWN, OH-KY-IN (MSA) BOONE 417,000 1,094,625
LEXINGTON-FAYETTE, KY (MSA) BOURBON 417,000 1,094,625
HUNTINGTON-ASHLAND, WV-KY-OH (MSA) BOYD 417,000 1,094,625
DANVILLE, KY (MICRO) BOYLE 417,000 1,094,625
CINCINNATI-MIDDLETOWN, OH-KY-IN (MSA) BRACKEN 417,000 1,094,625
NON-METRO BREATHITT 417,000 1,094,625
NON-METRO BRECKINRIDGE 417,000 1,094,625
LOUISVILLE-JEFFERON COUNTY, KY-IN (MSA) BULLITT 417,000 1,094,625 
NON-METRO BUTLER 417,000 1,094,625
NON-METRO CALDWELL 417,000 1,094,625
MURRAY, KY (MICRO) CALLOWAY 417,000 1,094,625
CINCINNATI-MIDDLETOWN, OH-KY-IN (MSA) CAMPBELL 417,000 1,094,625
NON-METRO CARLISLE 417,000 1,094,625
NON-METRO CARROLL 417,000 1,094,625
NON-METRO CARTER 417,000 1,094,625
NON-METRO CASEY 417,000 1,094,625
CLARKSVILLE, TN-KY (MSA) CHRISTIAN 417,000 1,094,625
LEXINGTON-FAYETTE, KY (MSA) CLARK 417,000 1,094,625
NON-METRO CLAY 417,000 1,094,625
NON-METRO CLINTON 417,000 1,094,625
NON-METRO CRITTENDEN 417,000 1,094,625
NON-METRO CUMBERLAND 417,000 1,094,625
OWENSBORO, KY (MSA) DAVIESS 417,000 1,094,625
BOWLING GREEN, KY (MSA) EDMONSON 417,000 1,094,625
NON-METRO ELLIOTT 417,000 1,094,625
NON-METRO ESTILL 417,000 1,094,625
LEXINGTON-FAYETTE, KY (MSA) FAYETTE 417,000 1,094,625
NON-METRO FLEMING 417,000 1,094,625
NON-METRO FLOYD 417,000 1,094,625
FRANKFORT, KY (MICRO) FRANKLIN 417,000 1,094,625
UNION CITY, TN-KY (MICRO) FULTON 417,000 1,094,625
CINCINNATI-MIDDLETOWN, OH-KY-IN (MSA) GALLATIN 417,000 1,094,625
NON-METRO GARRARD 417,000 1,094,625
CINCINNATI-MIDDLETOWN, OH-KY-IN (MSA) GRANT 417,000 1,094,625
LEXINGTON-FAYETTE, KY (MSA) WOODFORD 417,000 1,094,625
We lend in all of Kentucky’s top cities:
Louisville Kentucky VA Loans Lexington Kentucky VA Loans Fayette Kentucky VA Loans
Owensboro Kentucky VA Loans Bowling Green Kentucky VA Loans Florence Kentucky VA Loans
Paduca Kentucky VA Loans Richmond Kentucky VA Loans Elizabethtown Kentucky VA Loans
Call us today for your Kentucky VA Home Loan. We can approveyou  for free with a free credit report and it usually takes less than 30 minutes over the phone.
Call us at 502-905-3708 or email us for your free application at kentuckyloan@gmail.com
Kentucky VA Home Loans, Zero Down
Posted on August 21, 2011 by Louisville Kentucky Mortgage
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KentuckyVA Home Loans – A great Zero Down home loan program for Kentucky VETERANS. We provide VA home loans in all Counties of Kentucky, including Louisville, Lexington, Bowling Green, Owensboro, Etown, Radcliff, and all Northern Kentucky Counties
VA Loans require no down payment and allow you to qualify for a more expensive home. Plus, today mortgage rates on VA loans are very low, making homes even more affordable.
The VA doesn’t actually make loans. Instead, it insures loans so that if buyers default for some reason, the lenders will get their money. This encourages lenders to give mortgages to people who might not otherwise qualify for a loan.
VA Home Mortgage Loan Advantages vs Other Mortgage Loan OptionsVA home loans do not require a down payment, unless the purchase price is more than the appraised value or in excess of current loan limits.
VA home loans have limitations on which closing costs may be assessed to the veteran.
VA home loans have no prepaid without penalty.
Maximum (zero down) VA loan has increased to match conforming loans!
VA home loans may have forbearance extended to worthy VA homeowners experiencing temporary financial difficulty
VA performs personal loan servicing and offers financial counseling to help veterans avoid losing their homes during temporary financial difficulties
Rates are competitive with conventional loan interest rates.
VA home loans do not require mortgage insurance premiums.
Although there is no down payment required – There are still lender closing costs, but the seller usually pays ALL of the veteran’s closing costs (and with a $0 down payment, the veteran can literally purchase a home for nothing).
VA FastTrack IRRRL Streamline Refinace
——————————————————————————–
We are sensitive to the needs of our American Veterans. But before you get a VA loan, you will need a Certificate of Eligibility, and your DD-214. If you do not have one, or cannot find it, you must contact the VA to get one. Click HERE for details on how to obtain these forms.
If WE are your lender – we can under most circumstances, get your required Certificate of Eligibility for you for free.
VA Frequently Asked Questions… Click HERE
——————————————————————————–
Eligibility Requirements
ERA DATES LENGTH OF SERVICE
World War II 09/16/40 – 07/25/47 90 Days
Peacetime 07/26/47 – 06/26/50 181 Continuous Days
Korean Conflict 06/27/50 – 01/31/55 90 Days
Post Korean 02/01/55 – 08/04/64 181 Continuous Days
Vietnam 08/05/64 – 09/07/80 90 Days
Post Vietnam 05/08/75 – 09/07/80 181 Continuous Days
Enlisted 09/08/80 – 08/01/90 2 Years
Officers 10/17/81 – 08/01/90 2 Years
Persian Gulf 08/02/90 – present 2 Years of period called to active duty, not less than 90 days.
Income Guidelines for VA Home Loans
When buying a home in Kentucky, the VA still requires a borrower to have sufficient and adequate income to cover the repayment of the mortgage. Before a borrower can be approved for a Kentucky VA home mortgage loan, the stability of income and the continuance of the borrower’s income must be established through acceptable sources of income, the borrower’s past employment record, and the employer’s confirmation of continued employment must be established.
Stability of a person’s income is generally derived from their employment history. VA requires verification for the previous two full years and must be documented through lender verifications of previous employment or W-2′s. This income must be analyzed to determine whether it can be expected to continue through the first 3 years of the mortgage loan (if the borrower intends to retire during this period, the expected retirement income, social security benefits, etc. should be used). Any gaps in employment must be reasonably explained by the borrower. Schooling or education for the borrower’s profession (e.g. nursing school) can be counted towards the 2 year requirement. Allowances for seasonal employment, such as is typical in the building trades for example, may be used.
VA FUNDING FEE
In order for VA to guarantee the home loan in Minnesota or Wisconsin, there is a closing cost assessed by the VA to originate the loan called a funding fee. This fee will vary, depending upon the type of VA loan, whether this is your first time to use your entitlement, if you are a disabled veteran, the down payment and if you served active duty or in the National Guard/Reserves.
The VA funding fee is required by law. The fee, is intended to enable the veteran who obtains a VA home loan to contribute toward the cost of this benefit, and thereby reduce the cost to taxpayers. The funding fee for second time users is a bit more expensive. The idea of a higher fee for second time use is based on the fact that these veterans have already had a chance to use the benefit once, and also that prior users have had time to accumulate equity or save money towards a down payment.
The following table breaks down the funding fee charged by VA:
First time use, purchase of an eligible property
Down Payment Active Duty Reserves/NG
0% to 4.99% 2.15% 2.4%
5% to 9.99% 1.50% 1.75%
10% + 1.25% 1.50%
Second time use, purchase of an eligible property
Down Payment Active Duty Reserves/NG
0% to 4.99% 3.30% 3.3%
5% to 9.99% 1.50% 1.75%
10% + 1.25% 1.50%
Cash-Out Refinance
Active Duty Reserves/NG
First Use 2.15% 3.3%
2nd Use 2.40% 3.3%
IRRL Streamline Refinance
Active Duty Reserves/NG
All Homes .50% .5%
Moble Homes 1.0% 1.0%
VA STREAMLINE REFINANCE
An “Interest Rate Reduction Refinance Loan” (IRRRL) or Streamline Refinance allows Veterans to refinance their current mortgage interest rate to a lower rate than they are currently paying. This program is only available to veterans who are refinancing their original VA mortgage in which they utilized their original eligibility.
Loan Conditions:
■The VA charges ½ percent funding fee to guarantee the IRRRL Loan.
■There is no cash out on an IRRRL loan.
■The loan being refinanced must be current and have a perfect pay history for the last 12 months.
■2nd mortgages cannot be included and must subordinate.
■No assumptions are allowed.
■This loan can be done with “no out of pocket money” by including all costs in the new loan or by making the new loan at an interest rate high enough to enable the lender to pay the costs.
VA Cash-Out Refinance
Cash-out refinances on properties owned more than one year prior to the refinance are permitted on owner occupied principal residences only, and are limited to 90% of the appraised value plus the allowable closing costs.
A cash-out refinance is when a borrower refinances their current mortgage for more than they owe in order to pull out the built up equity that has accrued in the home. The amount a home owner can borrower is limited by the value of the property compared to the loan amount (otherwise known as the loan-to-value or LTV).
The following are basic requirements of a cash-out VA refinance loan:
■If the property was purchased less than one year preceding the refinance, the borrower is allowed to refinance up to 90% of the original sales price plus the allowable new closing costs or the appraised value plus the allowable closing costs (whichever is lesser)
■If the property was purchased more than one year preceding the refinance, the borrower can cash-out 90% of the the appraised value plus the allowable closing costs
■Applies to owner occupied properties only
■2nd mortgages may be paid off with the cash-out refinance (the second mortgage must be at least 12 months old)
■Loan amounts may not exceed 90% of the appraised value.
■The borrower must have sufficient entitlement for the loan (not including any existing entitlement that was used for loans to be paid off by the refinance
■There must be a first lien against the property
■If the new loan is to refinance an existing mortgage to buy out an ex-spouse’s equity, a divorce decree or settlement agreement must be provided to document the equity awarded to the ex-spouse
■All borrowers must credit qualify
■A funding fee of 3.00% will be added to the loan amount at time of closing (there are no refunds for previous funding fees assessed by the VA).
■Borrower may receive cash proceeds at closing
■Maximum loan term is 30 years plus 32 days
Related articles
■VA Home Loan Centers Announces Summer Stimulus Offer (prweb.com)
■Louisville Kentucky VA Mortgage and home loan Program Quick Reference (louisvillekymortgage.net)
■Tips From A VA Loan Mortgage Expert (prweb.com)
■LowVARates Advocates for Overseas Military (prweb.com)
■Overseas Military May Miss Out On Low VA Loan Interest Rates (prweb.com)
VA Mortgage Loan Checklist
The following is a list of documents that may be required to process your VA mortgage loan:
•One full month’s worth of pay stubs
 
•Last 2 years W-2’s
 
•If self employed: Last 2 years tax returns with all schedules (if you are using commission, dividend or rental income to qualify then you will also need to provide your tax returns)
 
•Address and phone number of all employers for the last two years.
 
•Address and phone number for all landlords for the last two years.
 
•Copy of your DD214
 
•Your Original VA Certificate of Eligibility (we can help you get this if needed)
 
•Copies of social security, pension, and/or retirement award letters (if applicable)
 
•Last two months bank statements for all accounts
 
•Documentation to support your funds to close
 
•Explanation for any derogatory credit (if applicable)
 
•Bankruptcy and discharge paperwork (if applicable)
 
•Divorce decree and settlement paperwork (if applicable)
 
Louisville Ky VA Mortgage Streamline (IRRRL)

IRRRL stands for Interest Rate Reduction Refinancing Loan. You may see it referred to as a “Streamline” or a “VA to VA.” Except when refinancing an existing Louisville VA guaranteed adjustable rate mortgage (ARM) to a fixed rate, it must result in a lower interest rate. When refinancing from an existing VA ARM loan to a fixed rate, the interest rate may increase.







No appraisal or credit underwriting package is required by VA. You should be aware, however, that lenders may require an appraisal and credit report anyway.







A certificate of eligibility is not required. Your lender may use our e-mail confirmation procedure for interest rate reduction refinance in lieu of a certificate of eligibility.







An IRRRL may be done with “no money out of pocket” by including all costs in the new loan or by making the new loan at an interest rate high enough to enable the lender to pay the costs. (Remember: The interest rate on the new loan must be lower than the rate on the old loan unless you refinance an ARM to a fixed rate mortgage).







No lender is required to make you an IRRRL, however, any lender of your choice may process your application for an IRRRL. While it might be the best place to start shopping for an IRRRL, you do not have to go to the lender you make your payments to now or to the lender from whom you originally obtained your VA Loan.







Some lenders may say that VA requires certain closing costs to be charged and included in the loan. Remember – The only cost required by VA is a funding fee of one-half of one percent of the loan amount which may be paid in cash or included in the loan.







You must NOT receive any cash from the loan proceeds.







An IRRRL can be done only if you have already used your eligibility for a Louisville VA loan on the property you intend to refinance. It must be a VA to VA refinance, and it will reuse the entitlement you originally used. You may have used your entitlement by obtaining a Louisville VA loan when you bought your house, or by substituting your eligibility for that of the seller, if you assumed the loan. If you have your Certificate of Eligibility, take it to the lender to show the prior use of your entitlement.







The occupancy requirement for an IRRRL is different from other Louiville VA loans. When you originally got your Louisville VA loan, you certified that you occupied or intended to occupy the home. For an IRRRL you need only certify that you previously occupied it.







The loan may not exceed the sum of the outstanding balance on the existing Louisville KY VA loan, plus allowable fees and closing costs, including funding fee and up to 2 discount points. You may also add up to $6,000 of energy efficiency improvements into the loan.







NOTE: Adding all of these items into your loan may result in a situation in which you owe more than the fair market value of the house, and will reduce the benefit of refinancing since your payment will not be lowered as much as it could be. Also, you could have difficulty selling the house for enough to pay off your loan balance.







Some lenders offer IRRRLs as an opportunity to reduce the term of your loan from 30 years to 15 years. While this can save you a lot of money in interest over the life of the loan, if the reduction in the interest rate is not at least one percent (two percent is better) and lots of new loan costs are rolled into the new loan, you may see a very large increase in your monthly payment.







Beware: It could be a bigger increase than you can afford







No loan other than the existing VA loan may be paid from the proceeds of an IRRRL. If you have a second mortgage, the holder must agree to subordinate that lien so that your new Louisville KY VA loan will be a first mortgage.



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This website is not an Government Agency, and does not officially represent the HUD, VA, USDA or FHA



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Fill out my form now by clicking here for your free mortgage prequalification on a VA Streamline! 

Labels: VA Mortgage Streamline (IRRRL) 
We’ve helped thousands of veterans and military families capitalize on the home loan benefits earned by their service. Along the way, we’ve also answered more than a few questions about the VA Loan — and we’re always happy to help. For your convenience, we’ve compiled the answers to some of the more common questions.
If you have more questions, don’t hesitate to contact us. Give us a call at 800-884-5560 or complete our online questionnaire to find out more.
FAQsExpand All [+]
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VA Loan Eligibility
What is the VA Loan entitlement?
Veterans, service members and others who qualify have what is called an entitlement, which is basically a promise from the Department of Veterans Affairs to provide a financial guaranty on a mortgage issued by one of its approved lenders. The VA doesn’t issue home loans. Instead, it guarantees a portion of each. That guaranty is important to lenders and helps borrowers who might otherwise struggle to secure financing. Having a VA entitlement means you have a financial guaranty from the Department of Veterans Affairs.
Am I eligible as a spouse of a deceased veteran?
VA loans are available to some non-military personnel, including both unmarried and remarried spouses. An unmarried spouse whose veteran died on active duty or because of a disability connected to his or her service is eligible for VA home loan benefits.
Surviving spouses who obtained a VA loan with the veteran before his or her death can also obtain a VA Interest Rate Reduction Refinance Loan, better known as a VA Streamline refinance. Surviving spouses who remarried upon or after turning age 57 and on or after December 16, 2003, may be eligible for a VA home loan. Surviving spouses who remarried before that date are no longer eligible to participate.
The spouse of an active duty member who is listed as missing in action (MIA) or a prisoner of war (POW) for at least 90 days is eligible for one-time use of the VA home loan benefit.
How can I get my Certificate of Eligibility?
The Certificate of Eligibility is a formal VA document that certifies what entitlement, if any, a military member has for a VA home loan. Obtaining the Certificate of Eligibility is a crucial step in the process. This is the only verifiable way to determine a veteran’s eligibility and entitlement. Without a Certificate of Eligibility, prospective borrowers cannot complete the lending process. Veterans can obtain their Certificate of Eligibility directly from the VA, which typically takes a few weeks. Veterans United Home Loans uses an automated system to get your Certificate of Eligibility in minutes.
Who is eligible for the VA Loan?
There are basic eligibility requirements for veterans and service members, along with members of the Reserves, the National Guard and surviving spouses.
You May Be Eligible for a VA Loan If Any One of the Following are True:
• You served 181 days during peacetime (Active Duty)
• You served 90 days during war time (Active Duty)
• You served 6 years in the Reserves or National Guard
• You are the spouse of a service member who died in the line of duty or because of a service-connected disability.
The only way to verify a veteran’s eligibility for a VA loan is to obtain a Certificate of Eligibility. Veterans can obtain their Certificate of Eligibility directly from the VA, which typically takes a few weeks. Veterans United Home Loans uses an automated system to get your Certificate of Eligibility in minutes.
It’s important to remember that not everyone eligible for a VA loan ultimately secures one. Prospective borrowers still have to satisfy credit and underwriting standards set by both the VA and the lender.
What is the difference between eligibility and prequalification?
Not everyone eligible for a VA loan ultimately secures one. Prospective borrowers still have to satisfy credit and underwriting standards set by both the VA and the lender. Getting prequalified for a loan is a basic step that borrowers can complete online or over the phone. This step gives veterans a sense of their purchasing power and lays the foundation for the credit and underwriting process. But it is only a first step. Veterans with sufficient credit scores will move toward loan preapproval, which is a more formal stage desired by home sellers and real estate agents.
How do basic and bonus entitlements work?
Basic Allowance for Housing, formerly known as Basic Allowance for Quarters, is a key asset that can help service members qualify for and afford a VA mortgage. This monthly housing allowance can be counted as income provided it’s stable and likely to continue. The same is true for other military allowances and forms of bonus pay. Lenders have to make sure the payments are reliable and consistent. Qualified borrowers can use BAH to cover some or all of their monthly mortgage payment.
How do I restore my entitlement once I pay off my previous VA Loan?
Veterans who want to fully restore their entitlement after paying off their VA loan can seek a full restoration of their entitlement. The most common example is when a borrower sells their home and uses the sale proceeds to pay off their original mortgage. At that point, the veteran’s previously used entitlement is no longer tied up in the original home. Veterans then have to fill out a VA form and submit documentation to the agency.
What is 2nd Tier Entitlement?
Qualified borrowers have two layers of entitlement. Together, the first tier and the second tier combine to create the VA guaranty. The second, additional layer of entitlement can help borrowers who have experienced foreclosures or other major problems with VA loans. Thanks to second-tier entitlement, even a veteran who defaults on a VA loan can still purchase again. It’s important to note that on a second-tier entitlement purchase, there’s a minimum loan amount of $144,000.
Can I use the VA Loan for a second home or rental properties?
No. The VA Loan is designed only for primary residences that are occupied by the owners of the properties.
VA Loan Qualification
Who sets the VA Loan guidelines, the VA or my lender?
The VA sets broad requirements and guidelines for military borrowers. There are no income requirements or credit requirements to participate in the VA Loan Guaranty program. The VA simply requires that borrowers represent a satisfactory credit risk. But VA lenders ultimately issue the loans, and they have their own unique requirements, especially when it comes to credit scores. So prospective borrowers have to satisfy both the VA and the agency’s approved lenders in order to secure home financing.
If I have bad credit, can I still get a VA Loan?
In today’s economic climate, VA lenders are looking for solid credit scores. Lenders will determine at the outset whether your credit score meets its benchmark. But veterans whose score falls short shouldn’t lose hope. We have an entire department dedicated to helping people raise their credit scores and prequalify for the loan they deserve. Our Department of Secondary Approval works one-on-one with veterans, providing simple and concrete steps to boosting their financial health. Best of all, it’s absolutely free.
Can someone else sign on the loan with me?
Veterans and service members can have someone sign on the loan with them, although there are certain restrictions. For a VA loan, that other person, known as a co-borrower, must be either a spouse or another veteran. Parents, friends and significant others who don’t fall under one of those two headings cannot be a co-borrower on a VA loan. Married veterans can obtain a VA loan on their own, but if they live in a community property state, their spouse’s active debt and income will be factored into the loan application.
What income can I use to qualify for a VA Loan?
VA-approved lenders have to make sure prospective borrowers have enough steady income to meet their monthly expenses, including a new mortgage payment. Lenders are generally looking for at least two years of stable employment and income from the same employer and job type. Reliable, documented income can be included from a host of sources, including:
• Base pay & allowances
• Non-military employment
• Retirement income
• Self-Employment
• Commissions
• Rental income
• A spouse’s income
• Alimony/child care
To count income from overtime work, part-time jobs, second jobs and bonuses, veterans need to show that same two-year period of stability. Veterans who are self-employed or who make a living in the building trades, doing seasonal work or working mostly on commission have some additional paperwork hurdles to face. Tax returns for the previous two years will be essential in verifying income.
How long do I have to wait after bankruptcy to get a VA Loan?
A bankruptcy or foreclosure doesn’t automatically disqualify you from getting a VA loan. But a lot of it depends on when the event occurred. In most cases, veterans will not be able to secure VA financing for two years after a bankruptcy or foreclosure. The VA has some exceptions that allow military members to participate in the program before that two-year mark. But, remember that VA-approved lenders, and not the VA, ultimately issue the loan. Lenders have more stringent standards that rise above the VA’s requirements. And that means there’s almost no way for a borrower to secure financing for at least two years.
Do I need my tax returns to apply for a VA Loan?
Lenders will file paperwork with the IRS to obtain tax records for prospective borrowers. This information plays a crucial role in determining a veteran’s financial health and ability to handle the fiscal responsibilities associated with homeownership. Veterans can help speed through the process by having that information on hand, but it isn’t necessary.
Rates and Loan Costs
What fees should I expect to pay for my VA Loan?
The VA has cap on the fees that veterans can pay to obtain a VA loan. Generally, VA lenders are allowed to charge a 1 percent origination fee, plus another percent to cover administrative and other costs. On a VA loan, sellers can pay up to 6 percent of the loan amount in closing costs and concessions. The one charge most VA borrowers can’t escape is the VA Funding Fee, a mandatory cost that helps keep the home loan program running. Borrowers with service-connected disabilities can receive an exemption from the VA Funding Fee.
What is the VA Funding Fee, and how do I calculate it?
The VA Funding Fee is a mandatory fee applied to both purchase and refinance loans. It helps keep the home loan program running. The fee is a percentage of the loan amount, and it changes depending on several factors, including whether it’s a purchase or a refinance, how many VA loans you’ve had in the past and the type of military service. You can see the full breakdown and even calculate your exact fee by visiting VAFundingFee.com.
How are rates for VA Loans determined?
Mortgage rates are shaped by a host of economic factors. Lenders set their rates based on what’s happening in the bond market and in the greater financial landscape. Interest rates change constantly, often multiple times per day, which is why it’s important to talk with your loan officer about when to lock in your rate. As with other lending products, military members with excellent credit can secure better interest rates and loan terms than those with less sterling credit. But, in general, VA loans have consistently lower rates than conventional loans.
Does the VA Loan offer adjustable rates?
Veterans can explore adjustable rate mortgage options with a VA loan. Today, the most common ARM for VA borrowers is either a 3/1 or 5/1 Hybrid, where the borrower gets a fixed interest rate for the first three or five years of the loan term. A low interest rate during those first few years can make a huge difference for veterans who might need cash to pay off other debts or obligations. ARMs are also a potential option for service members who only plan to stay in their homes for three to five years. Not every VA-approved lender offers ARMs. Many states require lenders to have additional compliance disclosures and counseling initiatives in order to satisfy government requirements.
Does my credit score affect my VA Loan rate?
Your credit score plays an important role in determining your mortgage rate. Prospective borrowers with solid credit can expect lower rates and better terms than those with fair to middling scores. The VA requires borrowers to be a satisfactory credit risk in order to qualify for a government-backed loan. VA lenders have their own additional requirements and, in the current lending climate, will pay close attention to an applicant’s score. It’s more important than ever to get a handle on your credit profile, get caught up on any outstanding debts and responsibly use credit. Put yourself in the best position possible when it comes time to start the home-buying process.
VA Loan Guidelines
Can I borrow more than the value of my home with a VA loan?
On a VA purchase loan, veterans can borrow up to the appraised value of the home, plus some costs and fees associated with the loan. Homebuyers interested in making their home more energy efficient can add up to $6,000 in improvements through an Energy Efficient Mortgage. On a VA Cash-Out Refinance, we can help homeowners refinance up to 100 percent of their home’s value. Homeowners can use that cash to pay bills, renovate their home and other key uses.
Can I have more than one VA loan at a time?
Your VA entitlement isn’t a one-time benefit. Borrowers who qualify can utilize their VA home loan benefits over and over. Most veterans will only ever have one VA-backed mortgage at a time. But there are unique situations where veterans can have more than one VA loan at one time. Most of those circumstances are related to relocation needs, including deployments and jobs. But it’s important to remember that VA loans are for primary residences. You can’t use your home loan benefits to purchase investment properties or businesses.
How complicated is VA financing?
As the nation’s leading dedicated VA lender, we’ve worked hard to make the VA loan process as simple and streamlined as possible. VA loans have less stringent requirements than other lending programs, and that’s one of the key benefits for veterans and active duty personnel. Prospective borrowers have to meet basic financial and credit-related benchmarks to satisfy both the VA and the lender. Veterans receive a financial guaranty from the VA, and that guaranty gives lenders the confidence to issue no-down payment loans with great rates and terms.
When purchasing a home, does the VA Loan allow for cash back options?
The VA has two major refinance programs. One of them, the Cash-Out Refinance, helps homeowners extract cash from their home’s equity while obtaining a lower interest rate. We can help veterans refinance up to 100 percent of their home’s appraised value. Most lenders are currently capped at 90 percent. The process for obtaining a Cash-Out Refinance is similar to the process borrowers go through for a VA purchase loan. Veterans with a conventional or FHA mortgage can refinance into a VA loan using the Cash-Out program.
What is the maximum VA Home Loan?
Contrary to what you might have read or heard, there isn’t a maximum loan amount on a VA loan. But there is a maximum amount the VA will guaranty without the borrower having some manner of down payment. That’s what industry people are referring to when they talk about VA loan limits. In today’s market, qualified borrowers can purchase a home worth up to $417,000 with no money down across most of the country. In some high-cost areas, that limit can rise to more than $725,000.
Can I borrow extra money to make home improvements?
VA borrowers can add up to $6,000 to their loan to make energy efficiency improvements to their home. Known as an energy efficiency mortgage, or EEM, these unique loan products allow homeowners to make select upgrades and repairs to the property in order to maximize energy efficiencies. Spending money at the outset on energy improvements can ultimately lower heating, cooling and other related energy costs for years to come. That monthly savings can be funneled into additional payments to the mortgage principal or dozens of other household necessities. Veterans interested in an EEM should consult with their lender and be sure to arrange for a home energy audit from a professional firm.
VA Loan Basics
Who is Veterans United and VA Mortgage Center.com?
Veterans United is a financial services firm and parent company of VA Mortgage Center.com, the nation’s leading dedicated VA lender. In the last year alone, we’ve made available more than $1.6 billion in VA financing. Headquartered in Columbia, Missouri, we employ more than 700 people in nearly two dozen states and have maintained an A+ rating with the Better Business Bureau for five straight years. Our mission is to help veterans and active duty personnel take advantage of the benefits earned by their service. We are here to proudly serve those who have served.
How is Veterans United involved in the community?
We are committed to enhancing lives and strengthening communities across the country. Veterans United and its employees donated more than $550,000 to military charities and community groups in 2010 alone. We’re proud to support military organizations such as Fisher Housing Foundation, Hire Heroes USA, Homes for Our Troops, Fisher House Foundation, Paralyzed Veterans of America and the National Coalition for Homeless Veterans. Our employees contribute thousands of hours to volunteer projects, from Boys & Girls Club to building a house each year for a veteran in need. To further our philanthropic goals, we recently launched the Veterans United Foundation. Learn more about our new foundation at EnhanceLives.com.
Why choose the VA Loan program?
The number one reason veterans and active duty borrowers chose the VA loan program is simple: The ability to purchase a home with no money down. That incredible benefit opens the doors of homeownership to thousands of people who might otherwise struggle to secure financing. VA loans also feature no private mortgage insurance, flexible credit and income requirements and consistently lower rates than other loan products. Your VA loan entitlement is a hard-earned benefit. This program provides qualified borrowers with unmatched buying power and flexibility. For the vast majority of veterans, service members and military families, the VA loan program represents the simplest and most powerful path to homeownership.
How do I get prequalified and what happens afterward?
The best way to start the application process is to speak to one of our VA loan specialists today. Our team can prequalify borrowers over the phone in a matter of minutes. We will gather some of your basic financial information and take a look at your credit score. You’ll then receive our loan application packet and get on the path to preapproval, which is a more involved process that requires a more detailed look at your finances and your ability to handle a mortgage and its associated costs.
What if I don’t have copies of my discharge paperwork?
VA lenders have to obtain all kinds of official paperwork in order to process a loan, from the borrower’s Certificate of Eligibility to tax returns and other crucial documents. It’s easy for paperwork to get lost over time, so borrowers shouldn’t worry if they can’t locate their discharge documents or other important pieces of paper. We can obtain fresh copies of your most important documents with no hassle. Borrowers can also contact the VA and other entities to secure the paperwork themselves. The lack of this paperwork won’t necessarily derail the loan process, but it’s best to work with the lender as quickly as possible to take care of document needs.
Can I pay off a VA Loan early?
VA loans do not have any kind of prepayment policies. That means borrowers can pay off their loans early without penalty. That’s a significant benefit for homeowners who want to cut down on their interest costs over time. Paying an additional $50 or $100 a month toward your premium can shave off years and tens of thousands of dollars from your 30-year fixed-rate mortgage.
I see that VA Loans are assumable, what does that mean?
With most loan products, when a home is sold the existing mortgage must be paid off. But there are instances when a homebuyer can take over the loan balance, interest rate and terms of the existing mortgage. This is referred to as “assuming” the loan. VA loans are one of the only fixed-rate mortgages that are assumable. This key difference gives homeowners increased flexibility when the time comes to sell their home.
When is the VA Loan not my best option?
For the vast majority of veterans, active duty service members and military families, the VA loan represents the most flexible and powerful loan program on the market. Qualified borrowers can purchase a home worth up to $417,000 and more without a down payment or out-of-pocket spending. But there are some cases when a VA loan may not represent the best fit. Veterans with significant cash reserves who can cover a 20-percent down payment may want to consider conventional financing. But that isn’t the typical financial situation for most military borrowers. For everyone else, VA loans often make the most financial sense and allow veterans to get the biggest bang for their buck.
VA Refinancing
Can the VA Loan help me lower my monthly bills?
The VA has two major refinance programs. One, the Interest Rate Reduction Refinance Loan, better known as a VA Streamline, helps homeowners get into a lower-rate mortgage to reduce their monthly payment. VA Streamlines come with minimal hassle and paperwork. The VA does not require appraisals or credit checks on Streamlines, but some lenders have recently made them mandatory. We are still able to process some Streamlines without an appraisal, which is a tremendous benefit given the decline in home values across the country. Homeowners have to pay closing costs on a VA Streamline. But these can be rolled into the overall loan amount, along with up to $6,000 in energy efficiency improvements.
Can I refinance my home if I don’t currently have a VA Loan?
Veterans and active duty homeowners who qualify can refinance into a VA loan using the program’s cash-out refinance program. The process for obtaining a Cash-Out Refinance is similar to the process borrowers go through for a VA purchase loan, from the income verification and debt-to-income ratio to a home appraisal. Qualified homeowners with conventional or FHA mortgages do not have to take out cash when they refinance into a VA loan. But they are ineligible for the simpler VA Streamline program.
House Hunting
What is the Veterans United Realty referral program?
VA loans are specialized tools that require specialized knowledge. That’s why Veterans United has developed a unique partnership with Veterans United Realty, a network of more than 1,400 real estate agents who specialize in helping veterans and active duty personnel purchase homes. These agents understand the requirements and advantages of VA loans and can make a huge difference on behalf of their clients. homebuyers who close on a home using a Veterans United Realty agent receive up to $500 after closing.
What types of homes can I buy with a VA Loan?
The vast majority of military buyers use their VA loan to purchase or refinance an existing single-family home. But veterans interested in purchasing a condo or building a home from the ground up can also utilize a VA loan. You can use a VA loan:
• To purchase a residence that’s owned and occupied by the veteran.
• To refinance an existing VA-guaranteed or direct loan in order to lower the current interest rate.
• To refinance in order to take out cash.
• To repair, alter or improve a residence owned by a veteran.
• To simultaneously purchase and improve a home
• To make energy-efficiency improvements in conjunction with a VA purchase or refinance loan.
• To purchase up to four one-family residential units in a condo development approved by the VA. One of those four units must be used as the borrower’s primary residence.
• To purchase a farm residence to be owned and occupied by the veteran. The property cannot be a working farm or an income-producing property.
You cannot use a VA loan to purchase vacation homes or income properties
Pre-Loan Frequently Asked Questions
General questions about VA loans that may arise BEFORE you get one
PDF Documents – To read PDF documents, you need a PDF viewer. Links to viewer software can be found at this link.


Q: What is a VA Guaranteed Home Loan?

A: VA guaranteed loans are made by private lenders, such as banks, savings & loans, or mortgage companies to eligible veterans for the purchase of a home which must be for their own personal occupancy. The guaranty means the lender is protected against loss if you fail to repay the loan. The guaranty replaces the protection the lender normally receives by requiring a down payment allowing you to obtain favorable financing terms.

Q: What is pre-purchase counseling and why is it helpful?

A: Pre-purchase counseling gives a person information on (1) the process of buying a home, (2) the key players in the home buying process, and (3) debt management. The goal is to create a better informed homebuyer. While VA does not require such counseling, we strongly recommend it. There is usually no charge for the housing counseling. An excellent online source of information for first time homebuyers is provided by Ginnie Mae.

To locate a housing counseling office call (800) 569-4287 or visit HUDs website. The Department of Housing and Urban Development (HUD) maintains both the phone number and website.

Q: Does my entitlement guarantee that I will get a home loan?

A: No, VA cannot compel a lender to make a loan that would violate their lender policies. Lenders must also comply with VA income and credit standards. If a lender is unwilling to make a loan to you, we can only suggest that you try other lenders.

Q: How much is my entitlement?

A: Your basic entitlement is $36,000. For loans in excess of $144,000 to purchase or construct a home, additional entitlement up to an amount equal to 25 percent of the VA county loan limit for a single family home may be available. VA county loan limits, which can change yearly, are available at this link. The loan limits are the amount a qualified veteran with full entitlement may be able to borrow without making a downpayment.

Q: How do I get a Certificate of Eligibility?
A: Web LGY:  It may be possible to obtain a Certificate of Eligibility from your lender. Most lenders have access to the Web LGY system. This Internet based application can establish eligibility and issue an online Certificate of Eligibility in a matter of seconds. Not all cases can be processed through Web LGY – only those for which VA has sufficient data in our records. However, veterans are encouraged to ask their lenders about this method of obtaining a certificate.

You can apply for a Certificate of Eligibility by submitting a completed VA Form 26-1880, Request For A Certificate of Eligibility , to the Atlanta Eligibility Center, along with proof of military service. In some cases it may be possible for VA to establish eligibility without your proof of service. However, to avoid any possible delays, it’s best to provide such evidence.

Q: How do I obtain a VA Home Loan?

A: Here are the steps:

  • Select a home and discuss the purchase with the seller or selling agent. Sign a purchase contract conditioned on approval of your VA home loan.
  • Select a lender, present them with your Certificate of Eligibility if available, and complete a loan application.  The lender can also obtain a Certificate of Eligibility on your behalf.
  • The lender will develop all credit and income information. They will also request VA to assign a licensed appraiser to determine the reasonable value for the property. A Certificate of Reasonable Value will be issued. Note: You may be required to pay for the credit report and appraisal unless the seller agrees to pay.
  • The lender will let you know the decision on the loan. You should be approved if the established value and your credit and income are acceptable.
  • You (and spouse) attend the loan closing. The lender or closing attorney will explain the loan terms and requirements as well as where and how to make the monthly payments. Sign the note, mortgage, and other related papers.

Q: What are the benefits of a VA home loan?

A: There are many benefits of a VA Home loan:

  • Equal opportunity.
  • No down payment (unless required by the lender or the purchase price is more than the reasonable value of the property).
  • Buyer informed of reasonable value.
  • Negotiable interest rate.
  • Ability to finance the VA funding fee (plus reduced funding fees with a down payment of at least 5% and exemption for veterans receiving VA compensation).
  • Closing costs are comparable with other financing types (and may be lower).
  • No mortgage insurance premiums.
  • An assumable mortgage.
  • Right to prepay without penalty.
  • For homes inspected by VA during construction, a warranty from builder and assistance from VA to obtain cooperation of builder.
  • VA assistance to veteran borrowers in default due to temporary financial difficulty.

Q: What can VA not do?

A: Guarantee that a home is free of defects. VA guarantees only the loan. It is your responsibility to assure that you are satisfied with the property being purchased. The VA appraisal is not intended to be an “inspection” of the property. You should seek expert advice (a qualified residential inspection service), as necessary, BEFORE legally committing to a purchase agreement.
If you have a home built, VA cannot compel the builder to correct construction defects although VA does have the authority to suspend a builder from further participation in the home loan program.
VA cannot guarantee that you are making a good investment.  VA cannot provide you with legal services.
Q: Should I have my home checked for Radon?
A: While Radon testing is not required, it is encouraged.  For information on Radon and how to test, please read the Environmental Protection Agency guide found at this link.
Q: Is a guaranteed loan a gift?

A: No, it must be repaid, just as you must repay any money you borrow. If you fail to make the payments you agreed to make, you may lose your home through foreclosure.

Q: Can I get a loan for a home outside of the United States?
A: Unfortunately, the law only allows VA to guarantee loans on property in the United States, its territories, or possessions.

Q: Can I get a VA loan if I have had a bankruptcy in the last few years?
A: The fact you and/or your spouse have been adjudicated bankrupt does not in itself disqualify you for a VA home loan. The following rules apply:

  • If the bankruptcy was discharged more than 2 years ago, it may be disregarded
  • If the bankruptcy was discharged within the last 1 to 2 years, it is probably not possible to determine that you and/or your spouse are a satisfactory credit risk unless both of the following requirements are met:
    • you and/or your spouse have reestablished satisfactory credit, and
    • the bankruptcy was caused by circumstances beyond your and/or your spouses control (such as unemployment, medical bills, etc.)
  • If the bankruptcy was discharged within the past 12 months, it will not generally be possible to determine that you and/or your spouse are satisfactory credit risks.

Q: Why do I have to pay a fee for a VA home loan? Since I paid a fee for my first loan, why is there a larger fee for my second loan?
A: The VA funding fee is required by law. The fee is intended to enable the veteran who obtains a VA home loan to contribute toward the cost of this benefit, and thereby reduce the cost to taxpayers. The funding fee for second time users who do not make a down payment is slightly higher. The idea of a higher fee for second time use is based on the fact that these veterans have already had a chance to use the benefit once, and also that prior users have had time to accumulate equity or save money towards a down payment. First and second time users who make a down payment of at least 5 percent pay a reduced funding fee of 1.5 percent, the same as first time users making the same down payment. For a 10 percent down payment, the fee drops to 1.25 percent. The effect of the funding fee on a veteran’s financial situation is minimized since the fee may be financed in the loan. National Guard and Reservist veterans pay a slightly higher funding fee percentage. To determine the exact funding fee percentage, please review the funding fee table.

Q: I want to buy a house with a VA loan. Do I need to occupy the property?
A: The law requires that you certify that you intend to occupy the property as your home. This requirement is considered satisfied if you actually intend to occupy the property as your home and in fact so occupy it when the loan is closed or within a reasonable time afterward.

Q: I am a single veteran stationed overseas and want to buy a home in my home town. My friends who are married can do this with their spouses occupying the property in their place, but VA says I can’t do this with my parents or other relatives occupying on my behalf. Isn’t this discrimination against single veterans?
A: The law specifically provides that occupancy by the veteran’s spouse satisfies the personal occupancy requirement. The law makes no provision for occupancy by any other relatives as a substitute for personal occupancy by the veteran.

Q: May a veteran join with a non veteran who is not his or her spouse in obtaining a VA loan?
A: Yes, but the guaranty is based only on the veteran’s portion of the loan. The guaranty cannot cover the nonveteran’s part of the loan. Consult lenders to determine whether they would be willing to accept applications for joint loans of this type. Lenders that are willing to make these types of loans will likely require a down payment to cover risk on the unguaranteed, nonveteran’s portion of the loan. Unlike other loans, the lender must submit joint loans to VA for approval before they are made.

Both incomes can be used to qualify for the loan. However, the veteran’s income must be sufficient to repay at least that portion of the loan related to the veteran’s interest in (portion of) the property and the nonveteran’s income must be adequate to cover the rest.

Q: If a veteran dies before the loan is paid off, will the VA guaranty pay off the balance of the loan?
A: No. The surviving spouse or other co-borrower must continue to make the payments. If there is no CO-borrower, the loan becomes the obligation of the veteran’s estate. Mortgage life insurance is available but must be purchased from private insurance sources.

Roanoke
Washington, DC, Kentucky, Maryland, Virginia,
West Virginia
VA Regional Loan Center
210 First Street
Roanoke, VA 24011
Mailing Address:
116 N. Jefferson Street
Roanoke, VA 24016
800-933-5499

Kentucky VA Home Loans Guidelines

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502 905 3708

Kentucky VA loans

VA-GUARANTEED HOME
LOANS FOR VETERANS
FOREWORD
The main purpose of the VA home loan program is to help veterans finance the purchase of homes with favorable loan terms and at a rate of interest which is usually lower than the rate charged on other types of mortgage loans. For VA housing loan purposes, the term “veteran” includes certain members of the Selected Reserve, active duty service personnel and certain categories of spouses.
This pamphlet should help you to understand what VA can and cannot do for the home
purchaser. However, it is not a legal document and should not be interpreted as one. Nothing should be taken as a change of law or regulations. The pamphlet does not attempt to go into detail or into unusual problems. Information about VA loans is given in a narrative format followed by questions and answers in those areas of the greatest concern.
It is suggested that the pamphlet be read in its entirety. Please pay particular attention to the information about your responsibility to determine the condition of the property you purchase and to the information about assumption of your VA loan and obtaining a release of liability. Any questions you have which are not answered should be directed to your VA Regional Loan Center, or to your lender who will take them up with VA, if necessary. A list of VA offices with loan activities may be found in the back of this pamphlet.
For additional information about the VA Loan Guaranty Program, please visit our website at:
http://www.benefits.va.gov/homeloans

6 STEPS IN ARRANGING A VETERAN’S GUARANTEED LOAN
1. Find the property suitable for your needs.
2. Go to a lender and apply for the loan.
3. Present your discharge or separation papers relating to latest period of service and/or a
Certificate of Eligibility.
4. Property is appraised by approved appraiser.
5. Estimate of property’s reasonable value is determined.
6. If application is approved, you get the loan.

WHAT VA CAN DO

VA loans offer the following important features:
Ensure that all veterans are given an equal opportunity to buy homes with VA assistance,
without regard to their race, color, religion, sex, handicap, familial status, or national origin;
No downpayment (unless required by the lender, the purchase price is more than the
reasonable value of the property as determined by VA, or the loan is made with graduated
payment features);
A freely negotiable fixed interest rate competitive with conventional mortgage interest rates;
The buyer is informed of the estimated reasonable value of the property; • Limitations on closing costs;
An assumable mortgage. However, for loans closed on or after March 1, 1988, the
assumption must be approved in advance by the lender or VA. Generally, this involves a
review of the creditworthiness of the purchaser (ability and willingness to make the mortgage payments). Be sure to see section entitled “Loan Repayment Terms”;
Long amortization (repayment) terms;

Right to prepay without penalty (lenders may require that any partial prepayments be in the amount of at least 1 monthly installment of principal or $100, whichever is less);
For houses inspected by VA during construction, a warranty from the builder and VA
assistance in trying to obtain the builder’s cooperation in correcting any justified construction complaint; and
Forbearance extended to VA homeowners experiencing temporary financial difficulty.

WHAT VA CANNOT DO

GUARANTEE THAT THE HOUSE YOU BUY, WHETHER IT IS NEW OR PREVIOUSLY
OCCUPIED, WILL BE FREE OF DEFECTS. The VA appraisal is NOT intended to be an
“inspection” of the property. It is in your best interest to seek expert advice BEFORE you
legally commit yourself in a purchase agreement, particularly if you have any doubts about
the condition of the house. Most sellers will permit you, at your expense, to arrange for an
inspection by a qualified residential inspection service and negotiate with you concerning
repairs to be included in the purchase agreement. Such action can prevent later problems,
disagreements and disappointments.
Remember, VA guarantees only the loan, NOT the condition of the property. It is your
responsibility to be an informed buyer and assure yourself that what you are buying is
satisfactory to you in all respects.
 If you have a home built, VA cannot compel the builder to correct construction defects or otherwise live up to the contract. VA authority is limited to suspension of the builder from
participation in the VA Loan Guaranty program.
VA cannot guarantee that you are making a good investment or that you can resell the house at the price you paid.
VA does not have the authority to provide you with legal services.

REQUIREMENTS FOR VA LOAN APPROVAL
To get a VA loan the law requires that:
You must be an eligible veteran who has available home loan entitlement (except in the case
of an interest rate reduction refinancing loan–see “Interest Rates” below.
The loan must be for an eligible purpose. The purchase price should not exceed the
appraised value. Otherwise, you will have to pay the difference from your own resources;
You must occupy or intend to occupy the property as your home within a reasonable period of time after closing the lon;
You must have enough income to meet the new mortgage payments on the loan, cover the costs of owning a home, take care of other obligations and expenses, and still have enough income left over for family support (a spouse’s income is considered in the same manner as the veteran’s); and
• You must have a good credit record.

THE GUARANTY

VA-guaranteed loans are made by private lenders such as banks, savings and loan associations, or mortgage companies. To get a loan, you apply to the lender. If the loan is approved, VA guarantees the loan when it is closed. The guaranty means the lender is protected against loss if you or a later owner fail to repay the loan

Questions and Answers below to your VA questions

. 1. How much is the guaranty?
VA will guarantee up to 50 percent of a home loan up to $45,000. For loans between $45,000 and $144,000, the minimum guaranty amount is $22,500, with a maximum guaranty, of up to 40 percent of the loan up to $36,000, subject to the amount of entitlement a veteran has available. For loans of more than $144,000 made for the purchase or construction of a home or to purchase a residential unit in a condominium or to refinance an existing VA-guaranteed loan for interest rate reduction, the maximum guaranty is the lesser of 25% or $104,250 which is 25% of the Freddie Mac conforming loan limit for a single family residence for 2007. This figure will change
yearly. (For information about entitlement see “Service Eligibility” below.)
2. Is $36,000 the biggest loan a veteran can get?
No. You may generally borrow up to the reasonable value of the property or the purchase price, whichever is less, plus the funding fee, if required. For certain refinancing loans, the maximum loan is limited to 90 percent of the value of the property, plus the funding fee, if required. To determine the reasonable value, VA requires an appraisal of the property. (Also see “Downpayment Requirements” below.
3. What is the maximum VA loan?
There is no maximum VA loan, except that the loan cannot exceed the lesser of the appraised value or purchase price, plus VA funding fee and energy efficient improvements, if applicable. However, lenders usually won’t make a no-downpayment loan larger than $417,000 ($625,500 in Alaska, Hawaii, Guam, and U.S. Virgin Islands) due to secondary market limitations.
4. Must the loan be repaid?
Yes. A VA guaranteed loan is not a gift. It must be repaid, just as you must repay any money you borrow. The VA guaranty, which protects the lender against loss, encourages the lender to make a loan with terms favorable to the veteran. But if you fail to make the payments you agreed to make, you may lose your home through foreclosure, and you and your family would probably lose all the time and money you had invested in it. If the lender does take a loss, VA must pay the guaranty to the lender, and the amount paid by VA must be repaid by you. If your loan closed on or after January 1,1990, you will owe the Government in the event of a default only if there
was fraud, misrepresentation, or bad faith on your part.
5. Does VA make any loan directly to eligible veterans?
Yes, but only to Native Americans on trust land or to supplement a grant to get a specially
adapted home for certain eligible veterans who have a permanent and total service-connected
disability(ies). For information concerning direct loans to Native American Veterans see VA
Pamphlet 26-93-1, which can be found on the internet at: http://www.benefits.va.gov/homeloans/vap26-93-1.asp. See VA Pamphlet 26-69-1 for information concerning specially adapted housing
grants.
SERVICE ELIGIBILITY
You are eligible for VA financing if your service falls within any of the following categories:
Wartime Service. If you served any time during:
 World War II (September 16, 1940 to July 25, 1947),
 Korean Conflict (June 27, 1950 to January 31, 1955),
 Vietnam Era (August 5, 1964 to May 7, 1975), the Vietnam Era begins February 28,
1961 for individuals who served in the Republic of Vietnam.
 Persian Gulf War (August 2, 1990 to present (requires service for 2 years or the full
period for which called to active duty, except that exceptions applying to service
between September 7, 1980 and August 1, 1990 also apply to Persian Gulf War).)
See below.
You must have served at least 90 days on active duty and been discharged or released under
other than dishonorable conditions. If you served less than 90 days, you may be eligible if
discharged because of a service-connected disability.
Peacetime Service. If your service fell entirely within any one of the following periods:
 July 26, 1947 to June 26, 1950,
 February 1, 1955 to August 4, 1964, or
 May 8, 1975 to September 7, 1980 (if enlisted) or to October 16, 1981 (if officer, you
must have served at least 181 days of continuous active duty and been discharged or
released under conditions other than dishonorable). If you served less than 181 days,
you may be eligible if discharged because of a service-connected disability.
Service between September 7, 1980 (enlisted) or October 16, 1981 (officer) and
August 1, 1990.
If your entire period of service was between September 7, 1980 (October 16, 1981) and
August 1, 1990, you must have:
 Completed 24 months of continuous active duty or the full period (at least 181 days) for which
you were called or ordered to active duty, and been discharged or released under conditions
other than dishonorable.
You may also be determined eligible if you were discharged for a service-connected disability,
or you were discharged for the convenience of the Government after completing at least 20
months of a 2-year enlistment, or you completed 181 days of active duty and:
were discharged because of a hardship, or
were determined to have a service-connected compensable disability, or
were discharged or released from active duty for a medical condition which preexisted service
and has not been determined to be service-connected, or If the certificate cannot be issued by ACE, you can request it from VA, by completing VA Form
26-1880, “Request for A Certificate of Eligibility.” The form should be submitted along with either
• received an involuntary discharge or release from active duty for the convenience of the
Government as a result of a reduction in force, or
were discharged or released from active duty for a physical or mental condition not
characterized as a disability and not the result of misconduct, but which did interfere with your
performance of duty.
NOTE: During the Persian Gulf War, the foregoing exceptions to the 2-year requirement apply,
except that 90 days of active duty is sufficient in lieu of 181 days.
Active Duty Service Personnel. If you are now on active duty, eligibility can be established
after having served on continuous active duty for at least 90 days. Upon discharge or release
from active duty, eligibility must be reestablished.
Members of the Selected Reserve. Individuals who are not otherwise eligible and who have
completed at least 6 years in the Reserves or National Guard, or been discharged because of a
service-connected disability, and
 have been discharged with an honorable discharge, or
 have been placed on the retired list, or
 have been transferred to an element of the Ready reserve other than the
Selected Reserve, or
 continue to serve in the Selected Reserve are eligible for a GI loan.
Other Types of Service
Certain United States citizens who served in the armed forces of a government allied with the
United States in World War II.
Unmarried surviving spouses of the above-described eligible persons who died as the result
of service or service-connected injuries (Children of deceased veterans are not eligible).
NOTE: Also, a surviving spouse who remarried on or after attaining age 57, and on or after
December 16, 2003, may be eligible for the home loan benefit.
The spouse of any member of the Armed Forces serving on active duty who is listed as
missing in action, or is a prisoner of war and has been so listed for a total of more than 90
days.
 Individuals with service as members in certain other organizations, services, programs and
schools may also be eligible. Questions about whether this service qualifies for home loan
benefits should be referred to your VA Regional Loan Center.
Obtaining a Certificate of Eligibility
VA determines your eligibility and, if you are qualified, a Certificate of Eligibility will be issued.
ACE (automated certificate of eligibility): In some cases veterans can obtain the Certificate of
Eligibility from a lender. Most lenders have access to the ACE system. This Internet based
application can establish eligibility and issue an online Certificate of Eligibility in a matter of
seconds. Not all cases can be processed through ACE – only those for which VA has sufficient
data in our records. However, veterans are encouraged to ask their lenders about this method of
obtaining a certificate. the originals or legible copies of your most recent discharge or separation papers covering active
military duty since September 16, 1940, which show active duty dates and type of discharge.
This form may be obtained from VA or at http://www.va.gov/vaforms/. If you were separated after
January 1, 1950, you must submit DD Form 214, Certificate of Release or Discharge From Active
Duty.
In addition, if you are now on active duty and have not been previously discharged from active
duty service, you must submit a statement of service which includes the name of the issuing
authority (base or command), and is signed by or at the direction of an appropriate official. The
statement must include date of entry on active duty and the duration of any time lost.
Since there is no uniform document similar to the DD214 for proof of service in the Selected
Reserve, a number of different forms may be accepted as documentation of service in the
Selected Reserve. For those who served in the Army or Air National Guard and were discharged
after at least 6 years of such service, NGB Form 22 may be sufficient. Those who served in the
Army, Navy, Air Force, Marine Corps or Coast Guard Reserves may need to rely on any of a
variety of forms that document at least 6 years of honorable service. Often, it will be necessary to
submit a combination of documents such as an Honorable Discharge certificate together with a
retirement point’s statement. It is the reservist’s responsibility to obtain and submit
documentation of 6 years of honorable service.
The Request for Certificate of Eligibility, VA Form 26-1880, should be mailed to the Atlanta
Regional Loan Center, ATTN: COE (262), P.O. Box 100034, Decature, GA 30031. The Eligibility
Center also maintains a toll free number (888-768-2132) for persons seeking information on
eligibility.
Questions and Answers
1. Does active duty for training in the Guard and Reserves qualify a person for home loan
benefits?
No. Active duty for training in the Guard and Reserves does not qualify a person for home
loan benefits, unless the person completes a total of 6 years in the Guard and/or Reserves and
serves under title 10, U.S.C.
2. Does this kind of service provide entitlement to any other veterans’ home loan benefit?
Yes. Active-duty-for-training service may qualify you for a HUD/FHA veterans’ loan.
Under the National Housing Act loan program, the Federal Housing Administration of the
Department of Housing and Urban Development administers a loan program for veterans.
Financing under this program is available under slightly more favorable terms than those
available to nonveterans. VA’s only role in this program is to determine the eligibility of the
veteran and, if qualified, issue a Certificate of Veteran Status as evidence of entitlement to
HUD/FHA loan benefits for veterans.
You may get a Certificate of Veteran Status by completing VA Form 26-8261a, Request for
Certificate of Veteran Status, and submitting it with the attachments listed in the instructions to VA
for a determination of eligibility. This form may be obtained from VA or at
http://www.va.gov/vaforms/.
All veterans discharged under other than dishonorable conditions from at least 90 days of service
which began before September 8, 1980, are eligible. Veterans of enlisted service in a regular
component of the Armed Forces, which began after September 7, 1980, or officers or reservists
who entered on active duty after October 13, 1982, must have served at least 24 months of
service or the full period for which called to active duty or Active Duty for Training before being
discharged, unless the discharge was for hardship or disability. 3. What can a veteran do who has lost his or her original discharge papers and does not
have a legible copy?
The veteran should obtain a Certificate in Lieu of Lost or Destroyed Discharge. Any VA office will
assist the veteran in obtaining necessary proof of military service.
4. Does a veteran’s home loan entitlement expire?
No. Home loan entitlement is generally good until used. However, the eligibility of service
personnel is only available so long as they remain on active duty. If they are discharged or
released from active duty before using their entitlement, a new determination of their eligibility
must be made, based on the length of service and the type of discharge received.
5. How much entitlement does each veteran have?
Originally, the maximum entitlement available was $2,000; however, legislation enacted since
that time has provided veterans with increases in entitlement up to the present maximum of
$36,000 (or up to $ 89,912 for certain loans over $144,000). The $36,000 may, however, be
reduced if entitlement has been used before to get a VA loan. The amount of remaining
entitlement can be determined by subtracting the amount of entitlement used from the current
maximum available entitlement of $36,000. (See question 8 for information on using remaining
entitlement.)
6. Does VA home loan entitlement provide cash to the veteran?
No. The amount of entitlement relates only to the amount VA will guarantee the lender against
loss.
7. Can a veteran get used entitlement back to use again?
If you have used all or part of your entitlement, you can get that entitlement back to purchase
another home if the following conditions for “restoration” are met:
 The property has been sold and the loan has been paid in full, or
 A qualified veteran-transferee (buyer) must agree to assume the outstanding balance
on the loan and agree to “substitute” his or her entitlement for the same amount of
entitlement you originally used to get the loan. The buyer must also meet the occupancy
and income and credit requirements of the law.
 ONE TIME ONLY if you have repaid the prior VA loan in full, but have not disposed of the
property securing that loan, the entitlement you used in connection with that loan may be
restored.
Any loss suffered by VA as a result of guaranty of the loan (for example a claim paid to a
lender if a loan goes to foreclosure) must be repaid in full before the entitlement used on the
loan can be restored.
Restoration of entitlement is not automatic. You must apply for it by completing and returning VA
Form 26-1880, “Request for a Certificate of Eligibility” to the Eligibility Center. This form may be
obtained from any VA office or at http://www.va.gov/vaforms/.
8. If the requirements for restoration cannot be met, is there any other way a veteran
can obtain another VA loan?
Yes. Veterans who had a VA loan before may still have “remaining entitlement” to use for
another VA loan. The current amount of entitlement available to each eligible veteran is $36,000
($89,912 for certain loans over $144,000). This was much lower in years past and has been increased over time by changes in the law. For example, a veteran who obtained a $25,000 loan
in 1974 would have used $12,500 guaranty entitlement, the maximum then available. Even if that
loan is not paid off, the veteran could use the $23,500 difference between the $12,500
entitlement originally used and the current maximum of $36,000 to buy another home with VA
financing.
Most lenders require that a combination of the guaranty entitlement and any cash downpayment
must equal at least 25 percent of the reasonable value or sales price of the property, whichever is
less. Thus, in the example, the veteran’s $23,500 remaining entitlement would probably meet a lender’s minimum guaranty requirement for a no-downpayment loan to buy a property valued at, and selling for, $94,000. The veteran could also combine a downpayment with the remaining entitlement for a larger loan amount.
9. May several veterans use their entitlement to acquire property together?
Yes. The guaranty is based on each veteran’s interest in the property, but the guaranty on the loan may not exceed the lesser of 40 percent of the loan amount or $36,000 ($89,912 for certain loans over $144,000).
10. If both a husband and wife are eligible, may they acquire property jointly and so
increase the amount which may be guaranteed?
They may acquire property jointly, but the amount of guaranty on the loan may not exceed the lesser of 40 percent of the loan amount or $36,000 ($89,912 for certain loans over $144,000).
11. May a veteran join with a nonveteran in obtaining a VA loan?
Yes, but the guaranty is based only on the veteran’s portion of the loan. The guaranty cannot cover the nonveteran’s part of the loan. This does not apply to a loan to a veteran and spouse when the spouse is not a vteran. (Consult lenders to determine whether they would be willing to accept applications for joint loans of this type.)
12. Does the issuance of a certificate of eligibility guarantee approval of a VA loan?
No. The veteran must still be found to be qualified for the loan from an income and credit
standpoint.

13. Can a veteran or active duty servicemember who is eligible for a Specially Adapted
Housing (SAH) grant apply for a GI home loan from a private lender to cover the
difference between the total cost of the house and the SAH grant?
Yes. A veteran or active duty servicemember who is eligible for a Specially Adapted Housing (SAH) grant can apply for a GI home loan from a private lender to cover the difference between the total cost of the house and the SAH grant. SAH program eligibility requirements and points of
contact information are available at http://www.benefits.va.gov/homeloans/sah.asp.
14. If private financing is not available, can VA make the veteran or active duty
servicemember a direct loan to cover the difference between the total cost of the house
and a Specially Adapted Housing (SAH) grant?
Yes, provided the veteran or active duty servicemember has GI home loan entitlement and
qualifies from a credit standpoint. The maximum direct loan is currently $33,000.
ELIGIBLE LOAN PURPOSES
You may use VA-guaranteed financing:
• To buy a home. • To buy a townhouse or condominium unit in a project that has been approved by VA.
 To build a home.
 To repair, alter, or improve a home.
 To simultaneously purchase and improve a home.
.
To improve a home through installment of a solar heating and/or cooling system or other
energy efficient improvements.
To buy a manufactured (mobile) home and/or lot.
To buy and improve a lot on which to place a manufactured home which you already
own and occupy.
To refinance a manufactured home loan in order to acquire a lot. (See VA Pamphlet 26-
71-1, which is available on the internet at: http://www.benefits.va.gov/homeloans/vap26-71-
1.asp, for more information about manufactured home loans.)
Questions and Answers
1. Can a veteran get a VA loan to pay off the mortgage or other liens of record on his or
her home?
Yes. The following refinancing loans are available under the VA-guaranteed home loan program:
 To pay off the mortgage and/or other liens of record on the home. In most cases, the
loan may not exceed 90 percent of the reasonable value of the property as determined by
an appraisal, plus the funding fee, if required. The loan may include funds for any
purpose which is acceptable to the lender, plus closing costs, including a reasonable
number of discount points. A veteran must have available home loan entitlement. An
existing loan on a manufactured home (except as noted below) may not be refinanced
with a VA-guaranteed loan.
 To refinance an existing VA loan to obtain a lower interest rate. Use of additional loan
entitlement is not required. The loan amount is limited to the balance of the old loan plus
the closing costs, discount points, funding fee, and up to $6,000 in energy efficient
improvements. An existing VA loan on a manufactured home may be refinanced to
obtain a lower interest rate.
2. Can a veteran get a VA business loan?
No, but business loans may be obtained through the SBA (Small Business Administration). The
SBA gives preference to veterans wishing to obtain small business assistance. For more
information on this financing, consult your telephone directory for the SBA office nearest you or
visit http://www.vetbiz.gov for general information on veterans in business.
3. Can a veteran get a VA farm loan?
No, except for a farm on which there is a farm residence which will be personally occupied by the
veteran as a home. The veteran may or may not conduct farming operations. If farming
operations are to be the primary source of the borrower’s income, then it must be established that the venture has a reasonable likelihood for success. If the borrower plans to use the residence, but has a source of income other than the farm which will be the primary source of income, then the farming operations need not be considered. Other types of farm financing may be obtained through the Farmers Home Administration which gives preference to veteran applicants.
Additional information can be obtained by contacting a local office of that agency, the address and telephone number of which can be found in your telephone directory.
4. Can a veteran get a VA loan to buy or construct a residential property containing
more than one family unit?
Yes, but the total number of separate units cannot be more than four if one veteran is buying. If more than one veteran i buying, then one additional family unit may be added to the basic four for each veteran participting; thus, one veteran could buy four units; two veterans, six units; three veterans, seven units, etc.
In addition, if the veteran must depend on rental income from the property to qualify for the loan, the veteran must (a) show that he or she has the background or qualifications to be successful as a landlord, and (b) have enough cash reserves to make the loan payments for at least 6 months without help from the rental income.
5. Can a veteran get a VA loan to purchase a cooperatively-owned apartment?
VA is authorized to approve loans made to purchase a unit in a cooperative (co-op); however, only a limited number of lenders have shown an interest in this type of loan.
6. Can a veteran obtain a VA loan for the purchase of property in a foreign country?
No. The property must be located in the United States, its territories, or possessions. The
territories and possessions are Puerto Rico, Guam, Virgin Islands, American Samoa, and
Northern Mariana Islands.
7. Can a veteran obtain a loan from a private lender in one State for the purchase of
property in another State?
Yes. However, many lenders limit their lending operations to certain areas.
8. May a lender require security from the veteran in addition to the property being
purchased? Yes. This is a matter between the veteran and the lender. While VA does not require that additional security be taken, it does not object if the veteran is willing.
APPLYING FOR THE LOAN
VA-guaranteed loans are obtained by making an application to private lending institutions.
Lenders may be found by asking in the community in which you live what firms in the area make
home loans. This information may be obtained from the local chamber of commerce, by looking
in the telephone directory under “Mortgages,” or by inquiring at banks, savings and loan
associations, mortgage companies, real estate brokers’ offices, and other public and private
lending agencies.
Most mortgage lenders will have the forms and other necessary papers to apply for a certificate of
eligibility and for the loan and will help you fill them out. Any lender who does not have the forms
may obtain them from VA.
If you have a certificate of eligibility, you should present it to your lender when making your loan
application, because the lender will want assurance that you are eligible before accepting the
application. However, a lender will undoubtedly discuss the possibility of making a VA loan to
you without seeing the certificate. In fact, many lenders will assist you in applying for a certificate It is most important that you not make any commitments based on an expected approval of your
loan. You should not, for example, give notice to your landlord until the loan is actually approved
of eligibility. So, even if you have not obtained a certificate, you should not delay making an
application to a lender for a loan just for this reason.
To reduce delays in the processing of the loan, you should be prepared to give the lender the
complete names and addresses and your employee identification numbers for present and past
employers covering a 2-year period. You should also have available the location and account
numbers for savings and checking accounts and all open and recently closed debts and
obligations.
Questions and Answers
1. If a lender is unwilling to accept a veteran’s application for a loan, what should the
veteran do?
The veteran should see another lender. The fact that one lender is not interested in making the
loan the veteran wants does not mean that other lenders will not make the loan.
2. How are VA loans processed? There are two ways a lender may process VA
home loans: “prior approval” or “automatic.”
When the loan is processed on a prior approval basis, the lender takes your application, requests
VA to appraise the property, and verifies your income and credit record. All this information is put
together in a loan package and sent to VA for review. If VA approves the loan, a commitment by
VA to guarantee the loan is sent to the lender. The lender then closes the loan and sends a
report of the closing to VA. If the loan complies with VA requirements, VA issues the lender a
certificate of guaranty.
In automatic processing, the lender still orders an appraisal from VA, but has the authority to
make the credit decision on the loan without VA’s approval. The biggest difference between prior
approval and automatic processing is the time saved by avoiding the need to await VA’s approval
before loan closing.
All lenders do not have the authority to process loans on the automatic basis. Banks, savings
and loan associations, and certain other lenders such as mortgage companies which are
approved by VA, have the privilege of processing VA-guaranteed loans using the automatic
procedure.
Lenders approved to participate in VA’s Lender Appraisal Processing Program (LAPP) are
generally able to expedite the processing of VA appraisals.
3. What should a veteran do while waiting for loan approval?
Sometimes it may take longer than you might expect for the lender or VA to process your loan
application. For instance, your current or former employer may be slow in returning an
employment verification form, or it may take some time to obtain a credit rating from out-of-State
creditors.
Occasionally, the application VA receives from the lender is incomplete in some important aspect
and requires that VA ask the lender to furnish additional information before a final decision can be
made. Ordinarily, you should plan on an average of 4 to 6 weeks to obtain a decision on your
application.
In any case, information on the progress of your application should be obtained from the lender,
who will be most aware of developments as they occur. by VA (or by your lender if the automatic processing procedure is used). Generally, it is not
advisable to move into the home before the loan is approved. If for some reason the loan is not
obtained, you could be faced with additional expense and inconvenience.
4. What is pre-purchase counseling and why would it be helpful?
Pre-purchase counseling is especially helpful to a first time homebuyer. It gives a person useful
information on (1) the process of buying a home, (2) the key players in the home buying process
and (3) debt management. The goal is to create a more well informed homebuyer. While VA
does not require such counseling, we strongly recommend it. There is usually no charge for the
housing counseling. To locate a housing counseling office, call (800) 569-4287. This is a
Department of Housing and Urban Development (HUD) maintained number and referral service.
LOAN REPAYMENT TERMS
The maximum VA home loan term is 30 years and 32 days; however, the term may never be for
more than the remaining economic life of the property as determined by the appraisal.
Questions and Answers
1. May a veteran pay off a VA loan before it becomes due?
Yes. A VA loan may be partially or fully paid at any time without penalty. Partial payments may
not be less than 1 monthly installment or $100, whichever is less. (Consult your lender.)
2. May the maturity on a VA loan be extended to reduce the monthly payments?
Yes, provided the veteran and the lender want to extend it and the extension provides for
complete repayment of the loan within the maximum period permitted for loans of its type.
3. If a veteran dies before the loan is paid off, will the VA guaranty pay off the balance
of the loan?
No. The surviving spouse or other coborrower must continue to make the payments. If there is
no coborrower, the loan becomes the obligation of the veteran’s estate. Protection against this
may be obtained through mortgage life insurance, which must be purchased from private
insurance sources.
4. Will the veteran’s payments always be paid to the same company?
No. It is common practice in the mortgage lending industry to sell mortgages, often before the
first payment is even due. If your loan is sold, you may find that you sent your first payment to
the wrong place and the new holder of your loan may send you an overdue notice. Even though
you know you made the payment, and it is up to the two lenders to get it straightened out, do not
ignore the notice. (Most lenders will notify the veteran if the loan is sold and help straighten out
any problems.)
5. Does having a VA loan limit a veteran’s right or ability to sell the property?
No. A veteran may sell the property to a veteran or nonveteran at any time. However, if the loan
was approved on or after March 1, 1988, and it will be assumed, the qualifications of the assumer
must be reviewed and approved by the lender or VA.
6. When a veteran sells the property to someone who will assume the existing VA loan,
is the veteran released automatically from personal liability for repayment of the loan?
No. If the loan was approved on or after March 1, 1988, the lender or VA must be notified and It is most important that you not make any commitments based on an expected approval of your
loan. You should not, for example, give notice to your landlord until the loan is actually approved
requested to approve the assumer and grant the veteran release from liability. If the loan was approved prior to March 1, 1988, the loan may be assumed without approval from VA or the
lender. However, the veteran is strongly urged to request a release of liability from VA.
7. If a loan closed prior to March 1, 1988 can be assumed without VA’s approval, why
should a veteran be concerned about requesting and obtaining a release from
personal liability?
If a veteran does not obtain a release of liability, and VA suffers a loss on account of a default by
the assumer or some future assumer, a debt may be established against the veteran. Also,
strenuous collection efforts will be made against the veteran if a debt is established.
8. How may a veteran obtain a release of liability from VA?
By having the buyer assume all of the veteran’s liabilities on the VA loan, and by having VA or the
loan holder approve the buyer and the assumption agreement. If the VA loan was approved prior
to March 1,1988, the application forms for a release of liability must be requested from the VA
Regional Loan Center of Jurisdiction. In most cases, if the VA loan was approved on or after
March 1, 1988, the application forms must be requested from the lender to whom the payments
are made.
9. If a veteran obtains a release of liability, is restoration of entitlement automatic?
No. Restoration requirements may be found in the above information.
REPAYMENT PLANS
VA will guarantee loans to purchase homes made with the following repayment plans:
 Traditional Fixed-Payment Mortgage
This type of mortgage loan calls for equal monthly payments for the life or term of the
loan. Each monthly payment reduces a certain portion of the principal owed on the loan
and pays interest accrued to date.
 GPM (Graduated Payment Mortgage)
This repayment plan provides for smaller-than-normal monthly payments for the first few
years (usually 5 years), which gradually increase each year, and then level off after the
end of the “graduation period” to larger-than-normal payments for the remaining term of
the loan. The reduction in the monthly payment in the early years of the loan is
accomplished by delaying a portion of the interest due on the loan each month and by
adding that interest to the principal balance.
 Buydowns
The builder of a new home or seller of an existing home may “buy down” the veteran’s
mortgage payments by making a large lump-sum payment up front at closing that will be
used to supplement the monthly payments for a certain period, usually 1 to 3 years.
 GEM (Growing Equity Mortgage)
This repayment plan provides for a gradual annual increase in the monthly payments with
all of the increase applied to the principal balance. The annual increases in the monthly
payment may be fixed (for example, 3 percent per year) or tied to an appropriate index.
The increases to the monthly payment result in an early payoff of the loan in about 11 to
16 years for a typical 30 year mortgage.
 ARM (Adjustable Rate Mortgages) FUNDING FEE
ARM loans are typically made at an initial interest rate lower than market rate; however
the interest rate can be adjusted – up or down – during the life of the loan. A one year
ARM allows for annual adjustments of no more than 1percent and a lifetime cap of 5
percent. Hybrid ARM loans allow for an initial fixed rate for a period of at least 3 years,
followed by annual adjustments. Depending on the length of the fixed rate period, the
initial adjustment can be up to 2 percent and the lifetime cap is either 5 percent or 6
percent.
DOWNPAYMENT REQUIREMENTS
 Traditional Fixed-Payment Mortgage, Buydown Loans, and Growing Equity Mortgage
VA does not require a downpayment if the purchase price or cost is not more than the
reasonable value of the property as determined by VA, but the lender may require one. If
the purchase price or cost is more than the reasonable value, the difference must be paid
in cash from your own resources.
 Graduated Payment Mortgage
The maximum loan amount may not be for more than the reasonable value of the property
or the purchase price, whichever is less. Because the loan balance will be increasing
during the first years of the loan, a downpayment is required to keep the loan balance
from going over the reasonable value or the purchase price.
INTEREST RATES
The interest rate on VA loans can be negotiated based on prevailing rates in the mortgage
market. Once a loan is made, the interest rate set in the note will stay the same for the life of the
loan.
However, if interest rates go down, and you still own and occupy (or previously occupied) the
property securing a previous VA loan, you may apply for a new VA loan to refinance the previous
loan at a lower interest rate without using any additional entitlement.
CLOSING COSTS
The cost of obtaining any mortgage can be quite a lot. VA regulates those closing costs that a
veteran may be charged in connection with closing a VA loan. No commission or brokerage fees
may be charged to you for obtaining a VA loan. However, you may pay reasonable closing costs
to the lender in connection with a VA-guaranteed loan.
Although some additional costs are unique to certain localities, the closing costs generally include
VA appraisal, credit report, survey, title evidence, recording fees, a 1 percent loan origination fee,
and discount points. The closing costs and origination charge may not be included in the loan,
except in VA refinancing loans.
In addition to negotiating the interest rate with the lender, veterans may negotiate the payment of
discount points and other closing costs with the seller.
Often, sellers will consider paying some or all of the discount points required by the lender in
order to complete the sale. This can have a big impact on the amount of cash you must pay out
of pocket in order to complete the purchase. If the seller will not consider paying points, the
veteran may be able to negotiate an interest rate with the lender which is sufficient to avoid the
need to include any discount points in the transaction. Therefore, if you are seeking to use your entitlement to buy a home, you may be assured that VA
will protect your civil rights and equal housing opportunity.
Veterans must also pay a VA funding fee at the time of loan closing. The fee may be included in
the loan and paid from loan proceeds. The fee is not required from veterans in receipt of serviceconnected compensation, or who would be but for receipt of military retired pay, or surviving
spouses of veterans who died in service or from service-connected causes.
EQUAL HOUSING OPPORTUNITY
Discrimination in the sale of housing because of race, color, religion, sex, handicap, familial
status, or national origin is prohibited by Federal laws. In November 1962, Executive Order
11063 banned discrimination in all federally assisted housing. The “Fair Housing Law,” Title VIII
of the Civil Rights Act of 1968, followed by amending legislation, required positive action be taken
by Federal agencies to prevent discrimination in all housing. Further, Title VIII protects you from
the following acts when they are based on discrimination on account of race, color, religion, sex,
handicap, familial status or national origin:
Refusal to deal,
Discrimination in terms of sale,
Discriminatory advertising,
False representations that a dwelling is not available,
Blockbusting,
Discrimination in financing, and
Discrimination in real estate services.
These laws provide every person an equal opportunity to choose suitable housing. The
Department of Veterans Affairs affirmatively administers the VA housing program by assuring that
all veterans are given an equal opportunity to buy homes with VA assistance. All VA program
participants–builders, brokers and lenders offering housing for sale with VA financing–must
comply with Executive Order 11063 and the Civil Rights Act of 1968, as amended.
Builders must sell newly constructed homes with VA financing to eligible veterans without regard
to the race, color, religion, sex, handicap, familial status or national origin of the veteran.
Brokers participating in the VA home loan program must not discriminate against a person on the
basis of race, color, religion, sex, handicap, familial status or national origin by refusing to show
or sell a property; by discriminating in the terms of the sale; or by representing that property as
not available for inspection.
Lenders participating in the VA loan program are required by the Civil Rights Act of 1968, as
amended, to act on applications for VA home loans without regard to the race, color, religion, sex,
handicap, familial status or national origin of the veteran. In addition, the Equal Credit
Opportunity Act prohibits a lender from discriminating against an applicant on the basis of the
foregoing, or on the basis of age or marital status; because an applicant’s income derives from
any public assistance program; or because the applicant has exercised any right under the
Consumer Credit Protection Act. Lenders are also prohibited from discouraging applications on these grounds. To ensure that each applicant is fully aware of his or her rights under the Equal Credit Opportunity Act, a lender must provide each applicant with the Equal Credit Opportunity Act Notice and a written statement of reasons when credit is denied. The following actions, when based on discrimination because of race, color, religion, sex, handicap, familial status or national origin, are recognized violations of the Federal fair housing law:
 Refusal to negotiate to sell property.
 Discrimination in terms or conditions of sale of real property.
 Advertising indicating any racial, religious, ethnic or gender preference.
 False representations that real property is not available for inspection or sale.
 Blockbusting or inducing owners to sell real property by representations regarding entry into the neighborhood of persons of a particular race, color, religion, sex, handicap, familial status or national origin for profit.
 Discrimination in financing, terms or conditions of a loan, or denying a loan.
If you experience or suspect discrimination by a builder, broker, or lender, VA will investigate. To start a VA investigation, submit a written complaint directly to your VA Regional Loan Center. Your complaint must describe the discriminatory action, including the date it occurred, names, addresses and telephone numbers of all parties involved in the action, and the address of the property involved. VA has a form for this purpose (VA Form 26-8827, Housing Discrimination
Complaint) which you may request from VA.
You should note that in many localities, fair housing associations have been organized to assist you in locating and purchasing a house of your choosing. There may be such an organization in your area.
When the discrimination concerns HUD/FHA (Department of Housing and Urban
Development/Federal Housing Administration) home loans and other housing, complaint letters should be sent to the Department of Housing and Urban Development, Assistant Secretary for Fair Housing and Equal Opportunity, Washington, D.C. 20410.
If you are unable to find new homes available for sale with VA financing in your area, or if you are unable to determine whether particular homes being built are available for sale with VA financing, we suggest you contact your VA Regional Loan Center. In addition, in many areas VA has repossessed homes which it will sell to qualified buyers. Inquiry as to the availability of any VA repossessed homes for sale in the area in which you are interested may be made by contacting
local real estate brokers. Another area to be explored is the existence of State benefits. Many States offer housing programs which are independent from federal programs. The programs and benefits, as well as the qualifying criteria, may differ from one State to the next. Information on State programs may be obtained from State officials or from VA.
VA Offices With Loan Activities

Louisville Kentucky Mortgage Rates

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Louisville Kentucky VA Home Mortgage for 2013

Kentucky VA Loan Guidelines

Kentucky VA Loan Guidelines

VA Loan Credit Issues

VA will analyze a borrower’s past credit performance in determining the loan for approval. A borrower who has made timely payments for the last 12 months serves as a guide and demonstrates their willingness to repay future credit obligations. On the opposite side, a borrower who reflects continuous slow payments, judgments and delinquent accounts is not a good candidate for loan approval.
Below is a list of items concerning the borrower’s credit:

LATE MORTGAGE PAYMENTS

In circumstances not involving bankruptcy, satisfactory credit is generally considered to be reestablished after the veteran, or veteran and spouse, have made satisfactory payments for 12 months after the date of the last derogatory credit item(s).
When the underwriter analyzes the borrowers credit; it is the overall pattern of credit behavior that must be reviewed, rather than isolated cases of slow payments. A period of financial difficulty does not disqualify the borrower if a good payment pattern has been maintained since then.
Account balances reduced to judgment by a court must either be paid in full or subject to a repayment plan with a history of timely payments.

NO CREDIT HISTORY

In the area of credit, the lack of an established credit history should not be a deterrent to loan approval. As provided in the credit standards, a satisfactory payment history on items such as rent, utilities, phone bills, etc., may be used to establish a satisfactory credit history.

CHAPTER 7 BANKRUPTCY

The Kentucky VA guidelines state that a minimum of two years must elapse since the discharge date of the borrower and / or spouse’s Chapter 7 bankruptcy, not the filing date. A full explanation of the bankruptcy will be required. The borrower must also have re-established good credit, qualify financially and have good job stability.

CHAPTER 13 BANKRUPTCY

The Kentucky VA guidelines state that they will consider a borrower still paying on a Chapter 13 Bankruptcy if the payments to the court have been satisfactorily made and verified for a period of one year. In addition, the court trustee will need to give written approval to proceed. A full explanation of the bankruptcy will be required. The borrower must also have re-established good credit, qualify financially and have good job stability.

COLLECTIONS, JUDGEMENTS AND FEDERAL DEBTS

The Kentucky VA guidelines state that if a collection is minor in nature, it usually does not need to be paid off as a condition for loan approval. Judgments must be paid in full prior to closing. A borrower is not eligible for the loan if they are delinquent on any federal debt. This can include tax liens, student loans, etc. Payment arrangements that would bring the borrower up to date may be considered for loan approval.

FORECLOSURE

A borrower whose previous residence or other real property was foreclosed on or given a deed-in-lieu of foreclosure within the previous two years since the disposition date is generally not eligible for a VA insured mortgage. If the foreclosure was on a Kentucky VA loan, the applicant may not have full entitlement available for the new loan.

CONSUMER CREDIT COUNSELING PLAN

If a veteran, or veteran and spouse, have prior adverse credit and are participating in a Consumer Credit Counseling Plan, they may be determined to be a satisfactory credit risk if they demonstrate 12 months’ satisfactory payments and the counseling agency approves the new credit

Louisville Kentucky Mortgage Rates

Louisville Kentucky Mortgage Rates.

via Louisville Kentucky Mortgage Rates.

Joel Lobb (NMLS#57916)
Senior  Loan Officer
502-905-3708 cell
502-813-2795 fax
jlobb@keyfinllc.com

Key Financial Mortgage Co. (NMLS #1800)*
107 South Hurstbourne Parkway*

Louisville, KY 40222*

VA Loans Louisville Kentucky

VA Loans Louisville Kentucky.

via VA Loans Louisville Kentucky.

Overview of the Kentucky VA Home Loan Program

Overview of the Kentucky VA Home Loan Program.

via Overview of the Kentucky VA Home Loan Program.