Your Questions About Check My Mortgage Loan

Sandy asks…

mortgage company calling us a year later?

I got a call this morning from a mortgage collection company. (the house was only in husbands name) We “gave” back our home (deed in lieu of foreclosure) because we could not sell our house for two years. Yes. it was on the market for two years. I started early knowing their was an economy issue with selling houses. We had military orders to relocate to another state, so we had to surrender the house back to the mortgage company, since we could not sell it (we had only one offer, that was turned down by the mortgae co. So we surrendered it back to them and eventually was transferred out of state)

I am not sure how the mortgage company would expect us to pay them anything at this point. It is was our “second mortgage” company calling (not an equity line. We got a 1st/2nd when we first bought the house in 2006). I assume they finally sold the house for a small amount and want to be paid the difference. If this is the case, I would think that practically every resident in our nation would be getting calls from mortgage collectors. What recourse do they have? Can they garnish my husbands pay check? I told the mortgage company that he would not be home until March (he is at sea. He is not). I am not on the loan so they cannot speak with me. Husband doesn’t know they called yet.

Any advice?

admin answers:

Tell your husband about the call and then have him go see the legal office on base.

George asks…

Why are banks open on Saturday but will not post loan payments on Saturday?

My mortgage says that it is due on July 1 and that is a Sunday. How can it be due on a day that is impossible to make the payment. Then when I walk into the bank today (Saturday June 30), they accept the check but say that it will not post the payment the account until July 2 because Satuday is not a “business day” even though they are open. Common give me a break! Even the mail is delivered on Saturday. I think the mortgage bill should state that payment in due June 29th since that is the last day they will actually accept payment!
So I ask again—why can’t I pay on Saturday!!!

admin answers:

You can make a payment at a local Bank on a Saturday.

Please note that this is NOT a normal business day.

Why?

The Federal Reserve Bank is NOT open for business on a weekend or legal holiday.

The issue is that CHECKS cannot be collected through the FRB system on Saturday or Sunday.

See www.federalreserve.gov or .com

The Bank will generally give you a receipt showing that they received the payment on a given day such as Saturday. However, the fine print on the receipt will say it will be posted on the next Business Day which in your case would be MONDAY JULY 2nd.

YOu may be able to contact the Bank to change the DUE DATE of your bill. Give their Customer Service Center a call today if they are open?

NOTE: Mortgage payments are generally due 15 business days after the date due on the bill. Check with your lender.

GOOD LUCK! 🙂

Daniel asks…

I just checked my credit score and it’s “very poor” – can i get an auto loan?

I don’t have any delinquent accounts but i do have a mortgage, car note, student loans, credit card debt, etc.

With a $1000+ down payment and paying off my current auto loan, could i still qualify for a new auto loan on my own?

admin answers:

If your credit is Very Poor you could probably get an auto loan but it will be tougher. They will take a big look at your debt to income ratio, if that is too high you will not get approved.

If you do get approved your interest rate will be higher, probably in the 18%-20% range. They will also require a downpayment, this can vary but will usually be minimum of 10%. So if with 1,000 down you would probably only be able to finance at most $10,000.

If you have a lump sum to pay off your current car, I would still do that. But don’t get a new car right away. Instead take the money you would be paying on the new loan each month and save it. Then in a few months you will have more of a downpayment, which will make qualifying easier.

Ruth asks…

can you get a mortgage without a down payment?

me and my bf have an appointment at our bank to see if we could get approved for a mortgage without a down payment. Both our credit scores are at least over 700. The only loan I have is done next month ( car loan). He has taken loans from his bank but has paid them all in full, no late payments. He makes double than me each pay cheque ( I don’t make mini wage ). So is there a chance? I am in Canada btw….

admin answers:

As the first answer said, don’t count on it. “No down” mortgages were one of the reasons for the US mortgage crises.

Two problems I see:
1) you have good credit, but little income. Your BF is better off. Banks look at income as well as credit.

2) If you don’t have a down, that tells me you two don’t have a lot of cash. Let’s say there’s an unexpected problem after purchase that costs $2000. Where’s the money coming from? Also, unless you buy brand new, there’s the issue of ongoing maintenance…

Your desire for a house is understandable. It’s better to hold off and be ready for for the highs and lows of home ownership.

Good luck.

Laura asks…

I am getting an FHA loan I paid for two appraisals is that legal? one was a recert?

My mortgage company requested an appraisal and had me pay for it before they checked and found out that FHA had an appraisal already that needed to have a recertification. I paid 425 then another 200. is this legal?

admin answers:

Well, I think that the mortgage broker screwed up and he should be liable to pay for it, since he told you from the very beginning you qualified for a FHA loan they knew that stringent type of appraisals they require, so if the bank did not disclose they had an appraisal and that it needed recertification it is the mortgage broker boo-boo he did not do his homework. Good luck with that. Try to get him to lower the closing costs.

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Your Questions About Check My Mortgage Loan

Ruth asks…

I applied for mortgage in February of 2003? I’m only 18!?

Ok, so I had posted a question about half an hour ago about building up my credit, then began searching through answers. Found someone wanting to check their credit score, and found a link ‘www.annualcreditreport’ I believe.

So, I went on and applied for my free report. In the first step, for Equifax, I entered all of my information, then it said it wanted to confirm if it was really me and provided two questions for me to answer. The question was something like this –

“In february of 2003, you applied for a mortgage loan, what bank gave you this loan” Or something like that, and provided about 7 different companies with chex boxes next to them and I was to pick one, I don’t recall EVER applying for any loan as I am currently 18, that would make me 13-14 at the time, so I checked “none of the above”. The 2nd question asked me what was the term, with a amount of months starting with I think 120 months and higher.

How can I look into this further? I’m really worried.
Ok, so how can I receive my credit reports from the agencies?

admin answers:

It’s part of the questions they ask to make sure you are who you say you are.

READ THE INSTRUCTIONS.

If you didnt apply for a mortgage, then that is NOT one of the answers. Odds are you arent going to find anything unless you have gotten into debt in your name (which is unlikely since you cannot legally enter into a binding agreement before 18)

James asks…

Loan Closer Bank of America?

What experience is needed to be a Loan Closer w/ Bank of America. I’m trying to get the job through a temp agency. I have 5 ys exp as a bank teller (customer service). The recruiter thinks that the CSR exp would be ok but has to double check. Im I incorrect?
1 hour ago – 1 week left to answer.
Additional Details
28 minutes ago

This is the job posting: We are seeking several loan closers for our client in the banking industry. In the mortgage loan operations center (mlo), individual will coordinate preparation of loan closing packages, including issuance of funds,closing instructions, etc., necessary to ensure the marketability of loans. To qualify, must have banking industry background. Will also administer a test given online to determine qualifications. Apply directly today to be considered!

The reason i’m asking the initial question is because I’ve applied for other positions and the qualifications that were listed matched my experiences but when I received a call back they stated they are looking for specifics which I don’t have.

Just don’t want to get my hopes up.

admin answers:

An easy way to get through the mystery of these types of postings is that once you actually have an interview or ability to talk to someone directly ~ ask the question. What specific skills are you looking for for this position.

Most of the time they will answer if asked.

I would think since you have some time in the bank already (teller) that you’d be a candidate for an interview at least

Donna asks…

FHA mortgage loans & limits?

We are looking into buying a new house in the mid-$400k’s before we sell our current home, but this means that we would need a larger loan and that we would have less cash available up front for closing costs and downpayment. Buying before we sell our home means that after all the closing costs, we would only have 3.5% – 4.5% as a down payment.

I don’t want to give my state/city-county because that is too much personal information for a Q&A site, but I already checked and the HUD website’s FHA loan limits in the area where we would buy the new house are: FHA Forward $271,050 ($280,000) —AND— Fannie/Freddie $417,000. Depending on the offer that is accepted, we’d need to borrow between $425,000 and $435,000, and again, we’d have 3.5% and 4.5% for a down payment (after we pay closing costs).

We’ve talked to 2 lenders who only discussed FHA loans since apparently only FHA loans will allow as small as a 3.5% – 4.5 % downpayment:

(1) Lender #1 told us we have no choice but to get a conventional loan since we cannot get an FHA loan for more than $280,000 — end of story. He said there is absolutely no FHA loan available for loans over $280,000. As for non-FHA loans, Lender #1 said there is a cap for conventional loans of $417,000, and even then, we’d have to have a 12% down payment. In other words, we MUST sell ours first to have enough cash for closing/down payment.

(2) Lender #2 said we can borrow up to $450,000 on an FHA loan as long as we have a 3.5% down payment because our debt-to-income ratio is good enough. He said there is no $280,000 or $417,000 limit on FHA loans when the loan is a jumbo (aka, “non-conforming”) FHA loan. The debt-to-income ratio is all that matters.

What?! Something seems really wrong with what we’ve been told since the two lenders seem to contradict each other on the FHA “facts.” We understand that different lenders will only finance conventional loans under the terms they set, but the FHA rules are rules – they can’t be different from lender to lender?

Can someone explain and make some sense out of this?
Add’l details: The house is NOT in a high-cost area.
Answers #1 & #2 have already responded to my questions on point, but if others want to respond, please feel free to do so. Don’t be misled by GVD’s lack of comprehension, though; I’m not looking for rate quotes, I’m clearly not soliciting a loan from anyone on this site, & I’m intelligent enough to have provided the accurate limit information in my question. Thus, you may rely on my facts to provide answers to my questions.

admin answers:

Since you did your homework and lender 1 basically confirmed what you found out, you know that lender 2 is pulling your chain. FHA county loan limits apply to any FHA loan so it’s not something a lender can arbitrarily change or ignore.

Since you know that you are not in a high cost area, your loan will be capped at $417,000 for any conventional financing. This means you can buy at $435,000,00 and as long as you can put 5% (which is the minimum for a conventional mortgage) down you fall just under the $417,000 limit.

I have a question for you. You said you will have 3.5 to 4.5% available for a down payment after you pay closing costs. Are you talking about the closing costs on the home you’re selling or the home you want to buy? If it’s the home you want to buy, ask for seller concessions to cover your closing costs which frees up more money for your down payment.
If you have any assets that you can liquidate that may help cover your down payment as well.

Helen asks…

I did business with Yorkmills Financial, have you?

I received a call from Yorkmills financial saying i was approved for a $100,000 mortgage loan. I was shocked, cause everyone else was not approving me! Me and my wife spoke about it, was worried cause i was to send 4 months upfront of my monthly payments to receive the loan. We gambeled came up with $5600.00 and sent it over. To my belief we received the loan in a check the following day as promised! I recommend this company to everyone with poor credit like mine. I have done business with them and they are definitley on the ball with things. So, for the person asking if this was legit, it sure is, iam proof of it. and now my family and me can make the move we looked forward to for about 2 years now. Apply, the worst they can say is you were declined. i definitley recommend there services to anyone who does have diffuculty.

admin answers:

No.

Susan asks…

Mortgage Approval Process – Which step am I on?

So I went to the bank and applied for an FHA mortgage loan. All they did was open their public online bank site and filled out my information for a loan. That was a week and a half ago. They just sent me something that looks like an FHA consent form, I’m not sure, and a copy of my credit scores 800 average, that’s it. It doesn’t say anything about the progress.

I’m just wondering which step I’m on. Am I still applying or have they already did their check, approved, and just need to verify some information?
I also got a business card from the person that’s doing the paperwork, but I’m scared to call and ask 🙂

admin answers:

You are in the beginning stage of the loan process. You have a card of the person that is in charge of doing your loan. This person is now your employee. This person should be willing to answer any questions about the stage your mortgage is in and what else is necessary for you to get an approval.

Call today, not tomorrow, ask for your loan consultant, he is listed on your business card sent to you.

In order to find out the type of loan programs you are qualified for you will have to fill out a loan application, with a mortgage broker, which you can find one in your local telephone book.

Make sure this mortgage broker or mortgage banker is able to do government loans such as FHA and VA loans if you qualify for one.

He will fill out this application, which takes awhile so grab your favorite beverage and sit down. Once you have completed the application, he will run your credit report which will have your credit scores. These credit scores will determine your interest rate.

The amount of your monthly debt payments you are required to pay as per your credit report and the amount of mortgage you can take on based on your income will determine the amount of house you will be able to purchase.

When you speak with the mortgage broker you will need the following documents to complete the loan application, there will be others, but this will get you started.

#1 One month of pay stubs for each person that will be on the mortgage.

#2 Six months bank statements from each bank in which you bank as well as statements from any 401K from you place of employment.

#3 Two years of federal income tax along with the W-2 that match.

Once he has all that he need to do he can then issue you a pre-approval letter so you can purchase a home. In this pre-approval letter will be the amount of house you are qualified to purchased.

Once he gives you this pre-approval you may now find a real estate agent to find yourself a home or he might have a referral.

Now make sure before you get your pre-approval you and your mortgage broker go over all your options as to the mortgage programs you qualify for, the interest rate, monthly payments.

If you are getting a FHA, fixed rate, two loans to eliminate PMI like an 80/20 or one loan, if you are qualified for and approved for a 100% loan.

You should select the loan that best suit your financial condition at the time. That could be an adjustable rate loan. It could be a fixed rate loan for 5 or 10 years and then adjust. Some adjustable rate mortgages only adjust once.

Make sure your mortgage broker explain all your options so you may make an intelligent decision.

What might be good for one person might not be good for you, in other words just because your friends and all your real estate buddies are telling you about the great fixed rate they got, your financial situation might call for something else.

So select the best option for you and your financial situation.

You should also get a Good Faith Estimate (GFE) which will indicate the cost you will have to pay for getting this loan. It will also indicate the amount of your down payment.

Once you have found a home the real estate agent will then prepare a contract for you and the seller to sign.

Your mortgage broker will now order an appraisal to show proof of the property value.

The mortgage broker might ask for additional information or documentation, don’t get all up tight this is normal, just supply the information or find the documents needed.

After the appraisal has been completed you will be called by your mortgage broker to sign your loan docs so you can take possession of your new home.

Before signing any loan docs make sure they say exactly what you and your mortgage broker went over when you decided on what mortgage program was best for you.

I hope this has been of some use to you, good luck

“FIGHT ON”

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Your Questions About Check My Mortgage Loan

Donna asks…

i have never checked my credit report until now..it says i opened a mortage loan….?

Your credit file indicates you may have a mortgage loan, opened in or around November 2004. Who is the credit provider for this account? Does this mean someone has been stealing my identity and using my ss number?

admin answers:

I assume you are using are referring to the security questions they ask when you verify your credit report. This is just a question they ask. If you didn’t just say no. Saying yes will be the wrong answer and you won’t be able to verify your identity.

David asks…

What mortgage rate & terms can I expect with 0 down and excellent credit?

I see this question over and over again on Answers when you have poor credit… what about with excellent credit?

I want a credit check with my loan… I want the best possible rate!

What kind rate of could I expect and where/who should I go to?

Which would cost me less in the long run, 0% down or a 20/80?
I can get a 5.875% now with no points and no down payment? Can someone direct me towards a particular bank or web site where I can do some research? My banks are Regions and ETrade… I don’t really trust either one for a home loan!

admin answers:

Assuming you do not want to pay points,
Conventional: 5.875%
VA: 5.625%

Those were rates as of today. If you’re doing Conventional, it’s cheaper in the long run to do a 100% loan paying PMI vs. An 80/20. This is so because eventually the PMI will go away, whereas the higher rate 2nd mortgage won’t go away until its paid off. Also, through 2010 (for now anway) PMI is 100% tax deductible if you make less than $100,000 per year.

Be careful though when shopping lenders, don’t just shop for the lowest rate, shop the fees also. One lender may quote you a lower rate but be charging you more in fees to get it. Also, get everything in writing! Best way to compare apples to apples is by getting a Good Faith Estimate, which disclosures the terms, rate and fees.

Thomas asks…

Getting free financial advice?

I live in melbourne, australia, and I need someone to check over my home loan mortgage details, to ensure that the bank is not ripping me off, (cause I dont trust them) I only stay with them cause they have a low interest rate, is there a free financial counselling service where you can get help.?

admin answers:

You need a lawyer to look over the loan papers.
Financial counselling helps you to keep your bills paid.

Chris asks…

If I want to file a complaint against a mortgage broker, how do I proceed?

I applied for a loan with a mortgage broker but I did not take it as I got a better rate elsewhere. I was charged $810 ($790 for processing + $20 for credit report.) for getting the loan approved (conditionally). Appraisal was not done, so I wasn’t charged for that. I was forced to give a check for $810 and the check has already been cashed. It hurts to pay so much money for a loan that I did not take. How do I get my money back? Is this a RESPA violation? Who do I file a compaint with? Please advice.

PS: I live in California and the loan is 80/15/5 (piggyback). They gave me a good faith estimate ($495 for 80%loan + $295 for 20% loan)

admin answers:

If you want to file a complaint against a mortgage broker in California, First thing to do is Contact the DRE (Dept. Of Real Estate) Dre.ca.gov

Mandy asks…

Why the hell is it so hard for a mortgage underwriter to approve a home loan?

I have given all but my left my testicle as far as requested information for approval of this loan. In fact, even if they were to ask for my left testicle and I gave it to them, they would turn around next week and ask for the right one. I really don’t understand to who’s advantage it would be to hold on to documents that long and not have made a sound decision either to approve or deny. I’m quite sure there are guidelines and policies that change all the time, but training is provided and they should be a able to determine the first time, whether or not I am capable of maintaining mortgage payments for the amount being borrowed. The bank makes money off of me for the next 30 years, and still I must jump hurdles to pay them? What am I missing? Perfect credit, federally employed, debt ration=A1, assets $30K, etc..”hmmmmm, let’s double, triple, quadruple check to make sure he’s eligible!’ FUCK OFF Wells Fargo!!!!
So what if I paid for the house in cash? Would the same rules and guidelines apply?

admin answers:

You are probably going through a mortgage broker vs. A direct lender. Many direct lenders, the mortgage processor and the underwriter are the same person. The other possible answer is that you are a marginal borrower and the lender is trying to get more information so that he can justify making the loan. Obviously the lender sees something in your file that bothers him and he his trying to get it resolved.

Your broker might be shopping your loan package around to many different lenders, because the first one(s) turned you down.

If you paid cash nobody would care if have good or bad credit. There are no lending rules if you pay cash. You wouldn’t have to pay anything back.

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Your Questions About Check My Mortgage Interest

John asks…

Home loan modification denied…?

Mortgage Co stated I did not make enough money, can you believe this? My 1200.00 month ( just interest) Mortgage was approved, but making it more affordable for me is not possible…I just do not understand this hope and change from the government. Does anyone know what the next step should be? My Mortgage Co. is CHASE, there is no second on the property and the value now is less then what the first is. Any suggestions out there? The 1200.00 is half of my monthly income…I feel lost! To make it more complicated friends told me not to make the payments and now I am 7 months behind! Living pay check to pay check suck. Is there an answer?

admin answers:

Josh;
I have to say it your friend advised you correctly as with your income that eventually you will not be able to make your house payment in the future. You can always appeal this is discsion and I would advise not to pay them a dime in the mean time. I was able to get a loan modification but with lots of Research and follow up the process took a year.
There is a non-profit site called loansafe.org I used and swear by it and dig around there is a section for Chase in the Forum that has contact number for Chase upper management.

Laura asks…

Looking to buy a house in 1 year, what should I do with the money I am socking away?

I currently have my money in my checking account. Obviously, the return on interest is minimal. I am looking to save up 40K, I have about 10K now. I’m 27M, Single, No Kids, No Wife, No current mortgage. No car payment, no credit card debt. 780+ Credit score. I work as a 1099 contracted employee doing general construction / IT work for medical field.

admin answers:

I would put it in the highest interest FDIC insured account you can find. When we were saving for a house we used a savings account with ING direct. There account gave a higher rate than a CD at the time and we could access it whenever we needed it. Eg If you saw the house you had to have tomorrow.

Betty asks…

Should I report my mortgage broker to better business bureau?

I dont understand why my broker didnt lock my rate when I recieve the contract my rate was 9.87 I told him I agree, and lock it. He didnt want to at the time because he said he was still shopping for a better rate. A month went by and the rate went up a little so i ask him to lock so it wont go up again he never did it. now just a few days away from closing he called me, and said that I need to come up with $ 4500 to bring down my interest rate or I wont be qualified for the loan because the rates went really high, and also if my credit score goes one point down I wont be qualified, the only reason my credit went down from the time he check it because he had submitted my info to more then one bank. Right know I feel that my back is against the wall, I have no choice but to come up with the money, I believe he scam me, he knew exactly what he was doing. Will my complaint to BBB will help me get this guy out of business

admin answers:

In some states you have to have a license to be a mortgage broker. If you are in one of those states you should report him to the state and to the BBB.

Susan asks…

How many hard credit checks count as one?

Is is true that any hard credit checks done within a 15 day period count as only one? If so, can you provide any references?

I ask because I’m preparing myself to buy a home and am researching which mortgage lender will provide the lowest interest rate. And I was thinking, I’d try and get several pre-approval letters from different lenders/banks. But if it’s going to hurt my credit score, then probably not a good idea!

admin answers:

Actually it’s 30-days and they all count as 1.

FICO knows when people are trying to get approved for either a vehicle or home loan so they will all show on your credit but your score only takes 1 hit.

Sharon asks…

How is this a conflict of interest?

My husband and I recently purchased our first home. We are currently going through the loan process (haven’t closed yet). My father is our Realtor. Instead of taking the commission he would make he is going to give it to us to go towards our down payment. He has to fill out a Gift Letter (to make sure he isn’t actually loaning us the money). Now the processor at our Mortgage Company just called and said it is a conflict of interest for him to give us the gift check. I’m curious. I understand why they are looking at it this way but I’m just wondering what a Realtor could do that would somehow manipulate the system in a situation like this. Obviously we are not doing anything underhanded, I’m just wondering how there could actually be a conflict of interest.

admin answers:

FHA prohibits any interested parties to the transaction from giving the gift.
“Interested parties” are anyone who stand to profit from the transaction. That includes the lender, seller, appraiser, and realtors — even if they are related to you!
There are a thousand ways the system could have been manipulated for them to come up with this rule. Seller could have increased the purchase price by 3% and given the difference to the seller. If they only limited sellers, seller could have increased the purchase price by 3% and given 9% commission to the realtor for the realtor to give to the seller. Etc.
All of this leads to overinflated home prices and buyers with homes that they weren’t qualified to buy.
Sorry your lender didn’t tell you all this ahead of time. Your loan officer shouldn’t have even given that to the processor.

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Your Questions About Check My Mortgage Interest

George asks…

Capital gain tax for house selling?

I just sold my house and recieved $363000 check.
I am a single and paid $70000 down payment so my taxable amount is $43000. How much do I have to pay tax for this gain?

Is there any way to save on tax? I am self-employed and run a small cmopany so my salary is low. Can I use mortgage interest amount paid when I was paying my mortgage for my previous house?
I am a renter now and I won’t be buying any house for a while.

admin answers:

You are also allowed to deduct the cost of any major improvements to the house while you lived in it. If you paid to have it painted, replaced fences, fixed up a bathroom, hung drapes and shades that stayed with the house, etc. Just make sure that you have receipts. Mortgage interest for the year is deductible in that year so you can only deduct the interest you paid from January to July.

Talk to a tax accountant to get the proper advice.

Good luck & congratulations on you great profit.

Chris asks…

My home is in foreclosure, can I file for bankruptcy?

We are going through hell with attorneys from Wells Fargo Home Mortgage. In May we refinanced with another company and paid the payoff amount. Several weeks later Wells Fargo’ attys refused the check stating it wasn’t enough ($4,300). HUH?!!!!! Our closing atty went to court saying they can’t do that. Judge disagreed. (What the hell was he thinking) He ordered wells fargo to accept the check, stop interest from accruing, and work with us to form a payment plan. Attorneys Wouldn’t talk to us. Throughout this they are foreclosing on us. This check is still outstanding!!! I called Wells Fargo directly and they said well gee, you were only short $1,090.12. We offered to pay that to clear this up. He said that sounds reasonable to me and a supervisor. Check back on Monday to verify.

I’ve since been calling everyday (1.5 weeks) with no one returning our calls.

It will cost more to pay an atty than pay the debt. Meantime we are paying our new mortgage every month.

HELP???!!!

admin answers:

I’m sorry Love, but it sounds like your missing something!?! You refied. With another bank! They called for the pay off and wrote the bank of your previous loan the whole amount to give them the holding on your home? Now, the previous bank says that you did not pay the correct amount and are foreclosing on you?
If you only owed 4 thousand something, on the home and refied. With another bank, they should have called to get the correct amount, then pay off the loan from bank 1 to give holding to bank 2! Bank 1 refused the money because, Why? Bank 2 is, What?
If you refied, and only got a 2nd on the house you would still owe money to bank 1 and now owe money to bank 2! So I’m a bit confused about what really happened!
You really need to get an attorney, weather it be to file bankruptcy or just sue someone! This is a bit complicated even for someone who deals with this on a daily bases.
I know that you don’t want to spend the money on an attorney but beleive me when I tell you that if you don’t do this you could very well lose everything and still have to pay everyone back what they say you owe them! Don’t wait and don’t delay! Do it as soon as you can! They can help stop anything that may be in action right now and atleast give you enough time to figure out what you want to do! You may even have money coming to you because of what bank 1 did and what bank 2 didn’t do!

Good Luck Little One!

Blessed Be

John asks…

Does the lenders run the credit check to get mortgage rates ?

I am in the process of buying a home and did like one of them who did take my offer. Now coming to the actual loan process.

I see several website who give me a online quote as how much my interest rate would be and other things..

1) Will they all stick to that rate what they have quoted online ?

2) Or do they have to actually run my credit history and then can give
me final rate ?

3) If I have to shop around, does everyone runs my credit history ?
Does it effect my FICO score ?
Will it drop my score if currently i am around 790

admin answers:

All are true. The score does have an effect if below 620 at this point in time and yes many credit pulls will drop scores
I am a mortgage banker in TN & KY

Jenny asks…

Credit, Mortgages and Interest Rates?

I have really bad credit (under 500 I think, cause I have about $1,700 on all my credit reports.) Can I still get a mortgage loan from just about anyone as long as I can pay 30% down? What about 20% down? What would my interest rate be?

I asked this somewhere else, but I didn’t get a straight answer. So, here is more details. The $1,700 on my credit report is not credit card debt. Things like medical bills, some bad checks, library and old cable and gas bills. So, it’s not like I can just get a credit card and start making payments. When I move, I am not moving from a house to an apartment and then back to another house. Just to wait for my credit score to get better. I’ll refinance later when my credit is better.

Based on the fact that I am going to do this no matter what I just want to know what my interest rate would be.

admin answers:

If you’ve always been on time with your current mortgage…and you can find a bank that does manual underwriting instead of pure FICO lending (Dave Ramsey always shills on this for Churchhill Mortgage – http://www.churchhillmortgage.com/) , and you can squeeze 30% on the new house from the old house…Then you might have a shot at a reasonable interest rate.

A manual underwriter may advise you to put 20% or 25% down and take the rest to clean up the $1700. They may also advise you to get a loan from a family member or against a car or something to clean that $1700 up before they’ll issue you the loan. But get the conversation started with a lender that you like.

Nancy asks…

Do Mortgage Brokers make their money in one lump sum, or do they get a cut of the interest payments each month?

So after I close on a loan, has my mortgage broker made all his money, or does he get a bit each month for the life of my loan?

A few months ago I refinanced with no closing costs. The biggest surprise was that there really were no closing costs. They didn’t rip me off on surprise fees etc. (I wrote a big fat check, but it was all partial month’s interest; funding my new escrow; and other things I was going to pay one way or another anyway.) Bottom line is I have a mortgage broker who doesn’t charge closing costs, for real, and I’d like to use him again since rates have dropped about 3/4 points since I refinanced.

Will my broker be happy to hear that I’m ready for another re-fi? Or would he want me to keep making payments on my present loan, in which case I’d expect him to be less helpful.

admin answers:

If you’ve just refinanced a few months ago, most lenders won’t let you refinance again right now. It’s not something you can just keep doing until you get an interest rate that makes you happy.

Mortgage brokers make their money in one lump sum after your mortgage clears or is approved (even refinancing). So there’s no reason why a broker would not help you unless it truly was a waste of time – it’s not because of the money (or lack there of) involved.

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Your Questions About Check My Mortgage Loan

Mary asks…

How much does it cost for a financial company to make a mortgage loan?

I just bought a house for 442,000 it was a bank owned. the bank agree to pay 10,000 of closing cost and I’ll pay the rest.My loan officer asked for a check of 8,122 made to her company to cover the rest of the closing cost. I asked why the check was under company, she said that the bank that finance the house didn’t want her salary to be included in the closing cost. She told me not to worry because I was getting money back. After scrow closed I called her because I got the scrow stament of a total of 7,456 of closing cost. I called scrow and they told me that I should not make any check to any body but scrow and if she wanted to be paid she should do it thrue scrow I went to the bank that finance the house and they told me the same. After 3 weeks she finally called me back to tell the 8,122 is for her and her company and I’m not getting any many back. Is this legal, what can I do?Why she didn’t included in the closing cost? and the bank that sold the house only pay the 7,464. Help!

admin answers:

Escrow. Was your loan officer a mortgage broker, or an associate of a lending institution? I don’t really understand what happened. Call the loan officer’s supervisor and ask for a clear explanation. Since I’m not sure what happened, I don’t know what else to tell you.

I’ve been in this business for over 10 years, and worked for the biggest bank in the country for most of that time. The escrow company tells you how much to bring to closing, and you give them a certified check, payable to them at closing.

Charles asks…

I am selling my home. At closing, am I to receive a check for all of the proceeds?

Do I receive a check for all proceeds, and then pay off my mortgage and home equity loan myself?
Or is my agent going to gather info on my current mortgage lender and home equity loan lender, and send checks directly to them after closing?
We just signed the contract for the offer and acceptance, and closing is to be done by July 31.
Also, should I notify my current lenders ahead of time?

admin answers:

The lawyer will take out the money for any and all mortgages 1st 2nd, they will take out all closing costs, fees, etc. And the money you get will be all yours free and clear.

We did a back to back closing so we did not receive our closing check. They wrote the check to the people we were buying from for their 20% down and then gave us the final proceeds. We didn’t notify anyone or do anything. I guess that is why closing fees are so high

John asks…

HOW TO GET A MORTGAGE LOAN?

Husband and I have been through some credit problems in the past but I am making about 40,000.00 a year and he is making 30,000 and we wants to get a mortgage loan now that the loan are so slow. But I need a reality check, do I need to fix my credit first or do you think I could still get a loan specially that no one is buying now. I am only looking for a 100,000.00 loan that is the avarage home where I live. Thanks!

admin answers:

One reason few are buying is that loans are hard to get. You can forget it if you have bad credit, you need to fix that.

The economy will stay bad as long as we have Obummer trying his best to ruin us. So, you have some time.

Lisa asks…

No Credit check or Verification of Income Mortgage?

I personally can care less about my credit. I just want to take out a loan on a home I own. Using the value of the home as collateral. Does any one loan based just on the value of the property?

admin answers:

No one is going to give you money with no idea if you are able and even willing to repay them.

Helen asks…

credit check on me returned weird results for my SS#?

I signed up for a brokerage (scottrade) and of course like any, they do a credit check on your identity when you sign up.

Well, mine produced weird results, it says that according to my credit check, I took out a mortgage loan in 2002. Problem is, I was only 14 years old in 2002.

Could I possibly be the victim of identity theft? Or do you think their credit check software is just acting up?

admin answers:

I would suggest that you contact a lawyer who is experienced in credit and identity theft. You need legal help to clear yourself from this fraud.

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Your Questions About Check My Mortgage Application

Sandy asks…

If you fill out an application for a mortgage over the phone can you cancel it?

Agreed to a mortgage offer over the phone with a broker and fill out the application form over the phone, I also paid for the survey to be done. But when checking the small print I see that there is a fee of £650 payable to the broker for arranging the mortgage which I was not told about. I am not happy with this and wish to cancel. Am I within my writes to ask to have this application canceled and for my survey fee to be refunded? I only did this this morning.

admin answers:

You can cancel, but your survey fee may not be refunded….

Donald asks…

B of A signed us up for a $7500 Visa card we did not ask for- will this hurt our upcoming mortage application?

I went into the branch about a month ago and the teller said I had the old type of checking account and they have a newer version with no extra fees or anything and asked if I would like to convert it over. I said sure, as long as there are no strings attached and he said there weren’t. Then out of nowhere, my wife gets a Bank of America Visa card sent to her with a $7500 limit that neither her nor I ever asked or applied for. We called B of A and they said it was requested the same day we were in the branch. In other words, we were scammed. The reason we are concerned is because we are about to apply for a mortgage. Overall, my wife and I have good credit scores (around 700) but we have some high credit card balances. Without this new card, our balances are about 65% of out total limits. With the new card, our balances will be about 40% ouf our limits. Is this going to hurt our mortgage application or not? Should we cancel the card?

admin answers:

Talk to an experienced mortgage lender. Only he/she willbe able to give you accurate advice on which way to go on the cancellation.

Richard asks…

Would anyone know if it’s possible to be on a mortgage when you never went to the bank, or had a credit check?

I know I am on the deed. My boyfriend bought this place 4yrs ago and he has now left. He has just walked away and I am in quite a financial mess. He will not answer phone calls from me or any relatives. He did send me a letter 3mos ago, from a lawyer, saying that I am on the mortgage. I just don’t see how this is possible. I don’t even know where he pays the mortgage as the 1st bank sold it. I desperately need help! I cannot afford to live here and the place is a dump. I have been accepted at elderly housing but can’t move in because they think I have an asset. They want a market analysis, which I cannot afford. I am getting nowhere fast as I can’t provide the name of the bank, or account #. My application is going to expire shortly and I have no place to go. Any help would be very much appreciated. Thank you

admin answers:

To be on a mortgage, you must have signed the mortgage documents, and your signature would have been witnessed and/or notarized.

Get an attorney — pronto! Sign a Quit Claim Deed to the ex-bf, or sue him for half the value of the property and give him a Quit Claim Deed in exchange. Your atty can advise you as to the best way to go on this.

You MUST get an attorney or you are in very costly trouble here! You should have gone to an attorney as soon as the bf moved out and left you this financial swamp.

Lizzie asks…

What are my mortgage broker’s responsibilities?

Is he just the middle man to take my application and apply to the lenders? or does he have a responsibility to check credability of documents etc?
-story summary:
— mom applied for mortgage
— she needed some supporting docs “made”
— before her mortgage was approved
— she asked mort.broker if she should give estate agent deposit
— mort.broker said hes confident that mort will be done
— she gave deposit
— the lenders asked for original supporting docs.. there were none.
— thus, mort. declined
— mom lost deposit.

Can she take the mort.broker to court??
She was the one who went to him to “make” the docs and make the application for the mortgage

She’s in for trouble if she reports him, right?

admin answers:

I assume your mom is in the UK here.

If so, sorry but there is not much she can do. All mortgage brokers must be authorised by the Financial Services Authority, and follow strict rules on how to arrange and advise on a mortgage.

There are complaints procedures in place, and these should have been advised to your mum at the time….If not refer to the FSA website ( www.fsa.gov.uk) or the Financial Ombudsman Service (www.financial-ombudsman.org.uk).

Unfortunately, I think what has happened to your mum will not be something she can claim against the broker for. You say broker said he was confident that the mortgage will be done – this is different to saying it will be done, there is still the potential for it to not be done.

Also in my experience with complaints against mortgage brokers, it is very likely that they will deny having told your mother it was ok to pay the deposit. It is then your mums word against the broker and the Ombudsman Service will side with the Broker.

You may like to speak to your local citizens advise beareau, who might have other advice.

Good luck.

Paul asks…

Is it possible to get this erased from my credit history?

awhile ago i applied for a small mortgage and NEVER heard a thing from them. when i checked my credit report there was an inquiry from them. i had no idea they read the application let alone checked my credit. is that not unfair? i think it should get removed 😐
i just dont see how they can check my credit without talking to me first about my application about if i even had a chance.
i just dont see how they can check my credit without talking to me first about my application about if i even had a chance.

admin answers:

An inquiry does drop your score but it is temporary and may not even be that big a deal. The exact impact depends on the rest of you credit but generally the impact of one inquiry is minimal.

If you are concerned about your score because your planning on applying for another mortgage soon. Multiple mortgage inquiries within 45 days are treated as one.

You should check your score to see if it actually even an issue for you. There are many free sites out there to check your score.

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Your Questions About Mortgage

John asks…

What happens to a mortgage if the economy collapses?

What could happen to a mortgage if the economy collapses and the pound, dollar or Euro loose most of their value? How would you continue to pay or would you loose anything?

admin answers:

It is your ability to pay the Mortgage payments that have a bearing not what a currency does,as long as you can meet your obligation you should be ok,what may change is the value of your property,as long as you meet the payments and ride out the storm you should do ok.housing is in shortage in the UK but for now purchasers are few,but in time that will change.We have been there before.

Michael asks…

How long does it take for a mortgage decision to be made?

We are going through a mortgage broker and 3 days ago filled all the paper work in to apply for our mortgage. How long does it take for a decision to be made. We are first time buyers and really anxious on the outcome!!!!!
Thanks guys for your answers. Im talking about the process of the bank deciding if your a suitable candidate to loan the mortgage to ?

admin answers:

It depends, honestly, on what paperwork is actually completed and what you mean by a “decision.” I don’t mean to sound like a politician here, but there are mutliple definitions at work in the lending business.

If you completed just the loan application and Borrowers Authorization (to pull your credit), then the broker should be able to tell you within minutes if you’re pre-approved, but this doesn’t constitute a loan approval and does not go to an underwriter for review. This would be a pre-application and pre-qualifying.

If you have a home under contract and have completed all the disclosures, then the broker has the option to send it to underwriting for credit approval or to hold your paperwork until the remainder of the documents are in. If it wasn’t submitted to underwriting, then you’re not waiting for a decision, per se, but you’re waiting for the rest of the documents. If it was submitted to the underwriting team, it would probably take 3-4 days. This would be an application and credit approval.

If the broker is holding it until the additional paperwork is in, it might take a week to get the paperwork and another 24-48 hours for underwriter review. (In addition to your paperwork, the mortgage broker has to verify your employment and bank balances, order title work, survey, appraisal, and, depending on the loan type, do other work himself/herself.) This is final application and final approval.

But wait — there’s more! Nearly every file is “approved with conditons,” meaning the underwriter has questions about something that was submitted and will not actually offer final approval until those conditions are met. It can be anything from whether or not the appraisal is accurate to where a large deposit showing on your bank statement came from. Once the conditiosn submitted, THEN you can get final approval. (Of course, the underwriter might have more questions — that does happen.)

So, to summarize: If the file is first submitted for credit approval and then additional documents are added, it’s usually 24-48 hours after the last document; if the entire file is submitted at once, it *should* be just 3 days, but 5 days isn’t unreasonable. It all depends on the underwriting team’s workload. But, as you can see from above, your signing your share of documents doesn’t mean the file was ready for underwriting.

But, honestly? I’ve had files take two weeks to turn around from the date of last document submission. This past January, when rates were down to 4.5 percent, everyone’s underwriter’s were buried with refinances, and it took that long.

I’m sure that was confusing, but I hope helpful as well. There is no simple answer because additional information is needed to fully answer your question. I’m happy to respond via email, if you would like to clarify.

Nancy asks…

What is the minimum credit scores for mortgage approvals in nj?

Hello,
Im trying to plan for a mortgage. If we had about 50k saved up and we wanted a 300k mortgage what credit scores would we need to get approved.
Lets say these are the circumstances:
husband has had a steady job for 2 yrs
Wife has been consistently working but not at the same company
income range is 70-80k a year

Thanks!

admin answers:

Three weeks ago this would have be a piece of cake to answer – now who knows — if you really do some research and look into maybe buying one of these bad mortgages the govt is going to pick up — with that much down payment you should be able to talk a great game!!!

Donna asks…

why is a mortgage called a mortgage and a car loan called a loan when they do the exact same thing?

The question seems straight forward. A mortgage is secured by property and an auto loan is secured by property as well, so why is one called a mortgage and the other called a loan?
Good answers, but this is not really a question of how loans work, but rather a question as to why they are named differently. That is why I posted this in word play instead of finance.

admin answers:

The word Mortgage is a Law French term meaning “death contract,” meaning that the pledge ends (dies) when either the obligation is fulfilled or the property is taken through foreclosure.

The loan (any auto or otherwise) is generally provided at a cost, referred to as interest on the debt, which provides an incentive for the lender to engage in the loan.

Carol asks…

Can I claim mortgage interest after being legally separated?

I was legally separated in July, 2009 and my wife got the house. We made mortgage payments together up to our separation date (6 months). She made the mortgage payments for the remainder of the year. Can I claim half of the mortgage interest on my taxes?
I’m filing single.

admin answers:

I’m from Canada, so this answer may not be correct. But, in Canada I’m pretty sure you can’t claim interest on your taxes unless you are running a business from home.

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Your Questions About Mortgage

Lisa asks…

Why doesent claiming mortgage interest add to my return?

I am filling out both H&R blocks and Turbo Tax’s online taxes and I noticed that the return amount didnt go up with either one when I add the amount of mortgage interest I paid this year. Why is that? Also, why is HR blocks return higher with the same exact information?

admin answers:

If you are single, you must have more than $5350 in itemized deductions to see a difference.

If Turbotax and Taxcut gave you different answers, I’d say it’s operator error. The companies word their questions differently and it’s easy to answer yes on one and no on the other….

Chris asks…

How does a mortgage short sell work, and how will it effect my credit?

I’m tryin to sell my house in Michigan. We have had it up for sales for 2 months, and had only one showing. We can’t lower our asking price any lower then it currently is without having to come to closing with money. (that I don’t have) Since our realtor already lowered his commission he suggested talking to our mortgage company about a short sale. What is your opinion?

admin answers:

With a short sale, you are selling your home for less than the balance due on the mortgage. This way you are still paying back some of what you owe to the mortgage company and avoiding foreclosure and subsequently bankruptcy. You need to make sure the lender will agree to the short sale and will not hold you responsible for the deficiency balance. Get any agreements you make with them in writing. Good luck!

James asks…

How likely is it that my mortgage company will pull our credit again?

We were pre-approved for a mortgage, and we submitted the application for the FHA loan already. Our mortgage broker said that we’d need to have some receipts on outstanding payments we owe, and we’ve gotten those to provide to him. Now, how likely is it that he’ll pull our credit scored again?

admin answers:

Not all companies pull credit again. I have worked for 3 Mortgage companies & not one has ever done that. Brokers probably do because every company they try to broker your loan through will pull it. Don’t make any new large purchases or open any new accounts & you will be fine.

Steven asks…

How can a mortgage company do a valuation on a property thats not built?

I am purchasing a flat and am just waiting to find out if i can get the mortgage. The Halifax have said they need to do a property survey first but the property isn’t yet built! it’s half way there but not completed.

admin answers:

They will be able to assess the important things such as number of rooms, location and risk factors without it being fully built. My dad had a similar thing a few years ago when he was going to buy a new build flat. He couldn’t get a good rate on it from anyone because it was being built with a wooden structure above commerical premises, one of which had a kitchen in it, which made it far too big a risk factor and eventually he didn’t buy it as it would have meant finding an extra £30,000 for the deposit!

Donna asks…

Is it possible to get a mortgage for a house if I am unemployed?

Let me be specific: I have 130,000$ cash, but am unemployed. I received this money as an inheritance. I intend to buy a house with several floors and tenants. Is a mortgage possible in my case? My intention is to at first keep payments going for the mortgage through the revenue generated by the tenants. This will give me the time to get a new job. Would a bank accept this case despite my being unemployed?

admin answers:

What you are looking for is called a “No Doc” loan. Under “no doc” you will not be asked to provide income/employment info. The basis for approval on this type of mortgage is your good credit and substantial down payment. Since you will be providing little evidence that you can repay the loan, the loan is considered a higher risk. You should expect to pay a higher rate and put a larger down payment than normally expected, to offset this risk for the lender.

Since you didn’t mention prices in your area, it is difficult to get an idea of how far the $130,000 cash will take you. Lenders look closely at LTV (Loan to Value = loan amount divided by lesser of value or purchase price) ratio. This is essentially your equity position. The lower your LTV, the lesser the perceived risk to the lender. Your LTV and credit score will determine if you qualify for a mortgage and at what rate.

Find an experienced mortgage broker in your area that has a expertise with many lenders. Let him/her know up-front that you are looking for a “no doc” loan and that you have a substantial down payment.

You mentioned that you are looking for a large house. Keep in mind that the typical mortgage broker only deals with 1-4 unit dwellings. So if you are looking for 5+ units, this will be considered an apartment and you will do best to contact the commercial lending department of your local bank or credit union for assistance.

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Your Questions About Mortgage Rates

Joseph asks…

How low do you think mortgage rates will fall in the next 6 to 8 months?

I live in Raleigh, NC . I’m wanting to buy a house some time this summer. I have a FICO score of 700+. I’m looking for 170K to 200K house with a 5% downpayment. what kind of interest rate can I expect for a standard 30 year fixed mortgage?

admin answers:

The mortgage rates right now are 5.63% for a 30-year fixed and 5.08% for a 15-year fixed. There is really no way of knowing if the rates will continue to fall. They can change daily! However, you may be able to get more for your money. Raleigh/Cary had an increase of 122% of foreclosures last year. There are going to be more people looking to sell quickly, which is good news to the buyer!

Thomas asks…

Can you explain to me in layman terms how adjustable mortgage rates work?

My sister has an adjustable rate mortgage. Over the past year her mortgage payments have gone up several times. Now her monthly mortgage payment is $2,235 for a 2000 sq ft home in a nice area. No new construction has gone up..so I dont understand…

I was under the impression if you paid your bills on time your monthly payment would adjust down not up.

My condo (2500 sq ft also in a very nice area) payments have gone down, but her payments keep rising..why?
DJM: You hit on something that required a phone call to my sister. I pay $50 over my monthly payment while my sister simply pays the monthly payment…

Great answers here. So far only one answer had me pulling out my hair because the person used a lot of jargon…

admin answers:

In an ARM loan, once a year the money markets are accessed to determine the cost of the particular reference interest rate. Might be yield to maturity of 10 year government bonds, for example, or average cost of funds at all S&Ls in the western US.

To that percentage one adds the amount specified in the contract … 375 basis points, for example [which means 3.75% since 100 basis points = one percent].

This becomes the new interest rate on the loan.

Then an amortization table is consulted with the remaining principle balance, remaining life, and the new interest rate. This determines the P&I portion of the payment.

The taxes and insurance portion is approx equal to 1/12 of the most recent property tax and insurance bills received and those two portions are the total months bill.

***
So if your sister benefitted from low rates over the past several years and the new calulated rate is higher, her monthly payment goes up.

Monthly payments also go up if property taxes or insurance skyrocket [as is happening in Florida atm].

Does this help?

James asks…

Should we shop at around at diffrent banks for mortgage rates?

My husband and I are first time home buyer’s. We didn’t kow if it was better or worse to let several banks run pre-approvals. I wasn’t sure if it would hurt our credit for a bunch of diffrent people to pull up our history. I want the best rate but I don’t want to harm our rating. What is the best route to take when looking for a mortgage?

admin answers:

Why don’t you just ask for their rates without having them run your credit history? That’s what I do.

Donna asks…

I’m looking for New Jersey FHA Mortgage Rates. Can someone please refer a fha mortgage lender in NJ to me?

My wife and I are refinancing our home in NJ and would like to know what the new jersey fha mortgage rates are like as of now. Any input would be appreciated. Thanks!

admin answers:

5.25% – 5.5% on a 30 year fixed.

Robert asks…

Does anyone know of a Bank or someone that give really low mortgage rates for first time home buyers?

Looking to buy a house in Virgina and am shopping around for low mortgage rates. Anyone know of any low rates?

admin answers:

All banks just about offer the same products and loan programs with the different qualifications in each of their programs.

No one can tell you the best rate for anyone individual. If all you are interested in is the best rate possible you can go to your local paper, they are publiched each day by participating banks.

Your interest rate is based on your credit score and how well you have paid your consumer debt over time.

In order to find out the type of loan programs you are qualified for you will have to fill out a loan application, preferrably with a mortgage broker, which you can find one in your local telephone book.

He will fill out this application, which takes awhile so grab your favorite beverage and sit down. Once you have completed the application, he will then run your credit report which will have your credit scores. These credit scores will determine your interest rate.

The amount of your monthly debt payments you are required to pay as per your credit report and the amount of mortgage you can take on based on your income will determine the amount of house you will be able to purchase.

When you speak with the mortgage broker you will need the following documents to complete the loan application

#1 One month of pay stubs for each person that will be on the mortgage.

#2 Six months bank statements from each bank in which you bank as well as statements from any 401K plan from your place of employment.

#3 Two years of federal income tax along with the W-2 that match.

Once he has all that he need he will be able to tell you the loan programs you are qualified for, the approximate interest rate and monthly payments

He can then issue you a pre-approval letter so you can purchase a home. In this pre-approval letter will be the amount of house you are qualified to purchased.

Once he gives you this pre-approval you may now find a real estate agent to find yourself a home or he might have a referral.

Once you have found a home the real estate agent will then prepare a contract for you and the seller to sign.

Your mortgage broker will now order an appraisal to show proof of the property value.

The mortgage broker might ask for additional information or documentation, don’t get all up tight this is normal, just supply the information or find the documents needed.

After the appraisal has been completed you will be called by your mortgage broker to sign your loan docs so you can take possession of your new home.

I this has been of some use to you, good luck

“FIGHT ON”

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