Coping with Debt

Having trouble paying your bills? Getting dunning notices from creditors? Are your accounts being turned over to debt collectors? Are you worried about losing your home or your car? You’re not alone. Many people face a financial crisis at some point in their lives. Whether the crisis is caused by personal or family illness, the loss of a job, or overspending, it can seem overwhelming. But often, it can be overcome. Your financial situation doesn’t have to go from bad to worse.
If you or someone you know is in financial hot water, consider these options: self-help using realistic budgeting and other techniques; debt relief services, like credit counseling or debt settlement from a reputable organization; debt consolidation; or bankruptcy. How do you know which will work best for you? It depends on your level of debt, your level of discipline, and your prospects for the future.

Self-Help

Developing a Budget

The first step toward taking control of your financial situation is to do a realistic assessment of how much money you take in and how much money you spend. Start by listing your income from all sources. Then, list your "fixed" expenses — those that are the same each month — like mortgage payments or rent, car payments, and insurance premiums. Next, list the expenses that vary — like groceries, entertainment, and clothing. Writing down all your expenses, even those that seem insignificant, is a helpful way to track your spending patterns, identify necessary expenses, and prioritize the rest. The goal is to make sure you can make ends meet on the basics: housing, food, health care, insurance, and education. You can find information about budgeting and money management techniques online, at your public library, and in bookstores. Computer software programs can be useful tools for developing and maintaining a budget, balancing your checkbook, and creating plans to save money and pay down your debt.

Contacting Your Creditors

Contact your creditors immediately if you’re having trouble making ends meet. Tell them why it’s difficult for you, and try to work out a modified payment plan that reduces your payments to a more manageable level. Don’t wait until your accounts have been turned over to a debt collector. At that point, your creditors have given up on you.

Dealing with Debt Collectors

Federal law dictates how and when a debt collector may contact you: not before 8 a.m., after 9 p.m., or while you’re at work if the collector knows that your employer doesn't approve of the calls. Collectors may not harass you, lie, or use unfair practices when they try to collect a debt. And they must honor a written request from you to stop further contact.

Managing Your Auto and Home Loans

Your debts can be unsecured or secured. Secured debts usually are tied to an asset, like your car for a car loan, or your house for a mortgage. If you stop making payments, lenders can repossess your car or foreclose on your house. Unsecured debts are not tied to any particular asset, and include most credit card debt, bills for medical care, and signature loans.
Most automobile financing agreements allow a creditor to repossess your car any time you’re in default. No notice is required. If your car is repossessed, you may have to pay the balance due on the loan, as well as towing and storage costs, to get it back. If you can't do this, the creditor may sell the car. If you see default approaching, you may be better off selling the car yourself and paying off the debt: You'll avoid the added costs of repossession and a negative entry on your credit report.
If you fall behind on your mortgage, contact your lender immediately to avoid foreclosure. Most lenders are willing to work with you if they believe you're acting in good faith and the situation is temporary. Some lenders may reduce or suspend your payments for a short time. When you resume regular payments, though, you may have to pay an additional amount toward the past due total. Other lenders may agree to change the terms of the mortgage by extending the repayment period to reduce the monthly debt. Ask whether additional fees would be assessed for these changes, and calculate how much they total in the long term.
If you and your lender can’t work out a plan, contact a housing counseling agency. Some agencies limit their counseling services to homeowners with FHA mortgages, but many offer free help to any homeowner who’s having trouble making mortgage payments. Call the local office of the Department of Housing and Urban Development or the housing authority in your state, city, or county for help in finding a legitimate housing counseling agency near you.

Debt Relief Services

If you’re struggling with significant credit card debt, and can’t work out a repayment plan with your creditors on your own, consider contacting a debt relief service like credit counseling or debt settlement. Depending on the type of service, you might get advice on how to deal with your mounting bills or create a plan for repaying your creditors.
Before you do business with any debt relief service, check it out with your state Attorney General and local consumer protection agency. They can tell you if any consumer complaints are on file about the firm you're considering doing business with. Ask your state Attorney General if the company is required to be licensed to work in your state and, if so, whether it is.
If you’re thinking about getting help to stabilize your financial situation, do some homework first. Find out what services a business provides, how much it costs, and how long it may take to get the results they promised. Don’t rely on verbal promises. Get everything in writing, and read your contracts carefully.

Credit Counseling

Reputable credit counseling organizations can advise you on managing your money and debts, help you develop a budget, and offer free educational materials and workshops. Their counselors are certified and trained in consumer credit, money and debt management, and budgeting. Counselors discuss your entire financial situation with you, and help you develop a personalized plan to solve your money problems. An initial counseling session typically lasts an hour, with an offer of follow-up sessions.
Most reputable credit counselors are non-profits and offer services through local offices, online, or on the phone. If possible, find an organization that offers in-person counseling. Many universities, military bases, credit unions, housing authorities, and branches of the U.S. Cooperative Extension Service operate non-profit credit counseling programs. Your financial institution, local consumer protection agency, and friends and family also may be good sources of information and referrals.
But be aware that “non-profit” status doesn’t guarantee that services are free, affordable, or even legitimate. In fact, some credit counseling organizations charge high fees, which they may hide, or urge their clients to make "voluntary" contributions that can cause more debt.

Debt Management Plans

If your financial problems stem from too much debt or your inability to repay your debts, a credit counseling agency may recommend that you enroll in a debt management plan (DMP). A DMP alone is not credit counseling, and DMPs are not for everyone. Don’t sign up for one of these plans unless and until a certified credit counselor has spent time thoroughly reviewing your financial situation, and has offered you customized advice on managing your money. Even if a DMP is appropriate for you, a reputable credit counseling organization still can help you create a budget and teach you money management skills.
In a DMP, you deposit money each month with the credit counseling organization. It uses your deposits to pay your unsecured debts, like your credit card bills, student loans, and medical bills, according to a payment schedule the counselor develops with you and your creditors. Your creditors may agree to lower your interest rates or waive certain fees. But it’s a good idea to check with all your creditors to be sure they offer the concessions that a credit counseling organization describes to you. A successful DMP requires you to make regular, timely payments; it could take 48 months or more to complete your DMP. Ask the credit counselor to estimate how long it will take for you to complete the plan. You may have to agree not to apply for — or use — any additional credit while you’re participating in the plan.

Debt Settlement Programs

Debt settlement programs typically are offered by for-profit companies, and involve them negotiating with your creditors to allow you to pay a “settlement” to resolve your debt — a lump sum that is less than the full amount that you owe. To make that lump sum payment, the program asks that you set aside a specific amount of money every month in savings. Debt settlement companies usually ask that you transfer this amount every month into an escrow-like account to accumulate enough savings to pay off any settlement that is eventually reached. Further, these programs often encourage or instruct their clients to stop making any monthly payments to their creditors.

Debt Settlement Has Risks

Although a debt settlement company may be able to settle one or more of your debts, there are risks associated with these programs to consider before enrolling:
1. These programs often require that you deposit money in a special savings account for 36 months or more before all your debts will be settled. Many people have trouble making these payments long enough to get all (or even some) of their debts settled, and end up dropping out the programs as a result. Before you sign up for a debt settlement program, review your budget carefully to make sure you are financially capable of setting aside the required monthly amounts for the full length of the program.
2. Your creditors have no obligation to agree to negotiate a settlement of the amount you owe. So there is a possibility that your debt settlement company will not be able to settle some of your debts — even if you set aside the monthly amounts required by the program. Also, debt settlement companies often try to negotiate smaller debts first, leaving interest and fees on large debts to continue to mount.
3. Because debt settlement programs often ask or encourage you to stop sending payments directly to your creditors, they may have a negative impact on your credit report and other serious consequences. For example, your debts may continue to accrue late fees and penalties that can put you further in the hole. You also may get calls from your creditors or debt collectors requesting repayment. You could even be sued for repayment. In some instances, when creditors win a lawsuit, they have the right to garnish your wages or put a lien on your home.

Debt Settlement and Debt Elimination Scams

Some companies offering debt settlement programs may not deliver on their promises, like their “guarantees” to settle all your credit card debts for 30 to 60 percent of the amount you owe. Other companies may try to collect their fees from you before they settle any of your debts. The FTC’s Telemarketing Sales Rule prohibits companies that sell debt settlement and other debt relief services on the phone from charging a fee before they settle or reduce your debt. Some companies may not explain the risks associated with their programs, including that many (or most) of their clients drop out without settling their debts, that their clients’ credit reports may suffer, or that debt collectors may continue to call them.
Before you enroll in a debt settlement program, do your homework. You’re making a big decision that involves spending a lot of your money that could go toward paying down your debt. Enter the name of the company name with the word "complaints" into a search engine. Read what others have said about the companies you’re considering, including whether they are involved in a lawsuit with any state or federal regulators for engaging in deceptive or unfair practices.

Fees

If you do business with a debt settlement company, you may have to put money in a dedicated bank account, which will be administered by an independent third party. The funds are yours and you are entitled to the interest that accrues. The account administrator may charge you a reasonable fee for account maintenance, and is responsible for transferring funds from your account to pay your creditors and the debt settlement company when settlements occur.

Disclosure Requirements

Before you sign up for the service, the debt relief company must give you information about the program:
  • Price and terms. The company must explain its fees and any conditions on its services.
  • Results. The company must tell you how long it will take to get results — how many months or years before it will make an offer to each creditor for a settlement.
  • Offers. The company must tell you how much money or what percentage of each outstanding debt you must save before it will make an offer to each creditor on your behalf.
  • Non-payment. If the company asks you to stop making payments to your creditors — or if the program relies on your not making payments — it must tell you about the possible  negative consequences of your action.
The debt relief company also must tell you:
  • that the funds are yours and you are entitled to the interest earned;
  • the account administrator is not affiliated with the debt relief provider and doesn’t get referral fees; and
  • that you may withdraw your money at any time without penalty.

Tax Consequences

Depending on your financial condition, any savings you get from debt relief services can be considered income and taxable. Credit card companies and others may report settled debt to the IRS, which the IRS considers income, unless you are "insolvent." Insolvency is when your total debts are more than the fair market value of your total assets. Insolvency can be complex to determine. Talk to a tax professional if are not sure whether you qualify for this exception.

Use Caution When Shopping for Debt Relief Services

Avoid any debt relief organization — whether it’s credit counseling, debt settlement, or any other service — that:
  • charges any fees before it settles your debts or enters you into a DMP plan
  • pressures you to make "voluntary contributions," which is really another name for fees
  • touts a "new government program" to bail out personal credit card debt
  • guarantees it can make your unsecured debt go away
  • tells you to stop communicating with your creditors, but doesn’t explain the serious consequences
  • tells you it can stop all debt collection calls and lawsuits
  • guarantees that your unsecured debts can be paid off for pennies on the dollar
  • won’t send you free information about the services it provides without requiring you to provide personal financial information, like your credit card account numbers, and balances
  • tries to enroll you in a debt relief program without reviewing your financial situation with you
  • offers to enroll you in a DMP without teaching you budgeting and money management skills
  • demands that you make payments into a DMP before your creditors have accepted you into the program

Debt Consolidation

You may be able to lower your cost of credit by consolidating your debt through a second mortgage or a home equity line of credit. But these loans require you to put up your home as collateral. If you can’t make the payments — or if your payments are late — you could lose your home.
What’s more, consolidation loans have costs. In addition to interest, you may have to pay "points," with one point equal to one percent of the amount you borrow. Still, these loans may provide certain tax advantages that are not available with other kinds of credit.
Bankruptcy
Personal bankruptcy also may be an option, although its consequences are long-lasting and far-reaching. People who follow the bankruptcy rules receive a discharge — a court order that says they don’t have to repay certain debts. However, bankruptcy information (both the date of the filing and the later date of discharge) stay on a credit report for 10 years and can make it difficult to get credit, buy a home, get life insurance, or sometimes get a job. Still, bankruptcy is a legal procedure that offers a fresh start for people who have gotten into financial difficulty and can't satisfy their debts.
There are two main types of personal bankruptcy: Chapter 13 and Chapter 7. Each must be filed in federal bankruptcy court. Filing fees are several hundred dollars. For more information visit the United States Courts. Attorney fees are extra and vary.
Chapter 13 allows people with a steady income to keep property, like a mortgaged house or a car, that they might otherwise lose through the bankruptcy process. In Chapter 13, the court approves a repayment plan that allows you to use your future income to pay off your debts during three to five years, rather than surrender any property. After you make all the payments under the plan, you receive a discharge of your debts.
Chapter 7 is known as straight bankruptcy; it involves liquidating all assets that are not exempt. Exempt property may include automobiles, work-related tools, and basic household furnishings. Some of your property may be sold by a court-appointed official, called a trustee, or turned over to your creditors.
Both types of bankruptcy may get rid of unsecured debts and stop foreclosures, repossessions, garnishments and utility shut-offs, as well as debt collection activities. Both also provide exemptions that let you keep certain assets, although exemption amounts vary by state. Personal bankruptcy usually does not erase child support, alimony, fines, taxes, and some student loan obligations. And, unless you have an acceptable plan to catch up on your debt under Chapter 13, bankruptcy usually does not allow you to keep property when your creditor has an unpaid mortgage or security lien on it.
You must get credit counseling from a government-approved organization within six months before you file for any bankruptcy relief. You can find a state-by-state list of government-approved organizations at the U.S. Trustee Program, the organization within the U.S. Department of Justice that supervises bankruptcy cases and trustees. Also, before you file a Chapter 7 bankruptcy case, you must satisfy a "means test." This test requires you to confirm that your income does not exceed a certain amount. The amount varies by state and is publicized by the U.S. Trustee Program.

Debt Scams

Advance Fee Loans: Some companies guarantee you a loan if you pay them a fee in advance. The fee may range from $100 to several hundred dollars. Resist the temptation to follow up on these advance-fee loan guarantees. They may be illegal. It’s true that many legitimate creditors offer extensions of credit through telemarketing and require an application or appraisal fee in advance. But legitimate creditors never guarantee that you will get the loan – or even represent that a loan is likely. Under the FTC’s Telemarketing Sales Rule, a seller or telemarketer who guarantees or represents a high likelihood of your getting a loan or some other extension of credit may not ask for — or accept — payment until you get the loan.

Credit Repair: Be suspicious of claims from so-called credit repair clinics. Many companies appeal to people with poor credit histories, promising to clean up their credit reports for a fee. But anything these companies can do for you for a fee, you can do yourself — for free. You have the right to correct inaccurate information in your file, but no one — regardless of their claims — can remove accurate negative information from your credit report. Only time and a conscientious effort to repay your debts will improve your credit report. Federal — and some state — laws ban these companies from charging you a fee until the services are fully performed.

Top 7 Mortgage Tips For Newcomers

After you have immigrated to Canada, making the decision to buy a home can be an exciting but perhaps unfamiliar journey. As a mortgage broker who has worked with many newcomers, here are my “top 7 tips” to help you on your way to home ownership:

1. If you have not done so already, apply for credit. It is very important that you establish a credit report. When considering a new mortgage application, Canadian lenders will look at your credit standing.

2. Gather relevant overseas documents. Depending on your immigration status, you may need to provide copies of your work visa/permit. Make contact with your overseas bank in the event that you may need to provide a bank reference letter.

3. Get organized. Canadian lenders will need a job letter, pay stub or other forms of proof of income like income tax documents. If you are planning to transfer money from overseas for your down payment, you should also allow plenty of time to complete this.

4. Become informed. Research the basic procedures of buying real estate in Canada. For example, are you aware of the rules when buying a stratified property like a condo?

5. Create a budget. Housing costs in Vancouver and Toronto, for example, can be high. A financing budget can ensure your anticipated housing costs are manageable.

6. Get pre-approved. By providing a short application, a banker or mortgage broker can let you know exactly how much of a mortgage you can qualify for. the loans officer will review the mortgage payments, the interest rate and a closing cost budget with you in advance.

7. Use professional services. Rely on professional guidance, not the advice of friends or family members. Buying your first home can be time-consuming and frustrating at times, and the right guidance from realtors, mortgage brokers/lenders and lawyers/notaries can reduce some of the stress and the risks.


6 Tips To Get Approved Of A Mortgage

Go to any mortgage lending website and you’ll see images of smiling families and beautiful homes accompanied by text that makes it sound like lenders are standing by just waiting to help you find the loan that works for you no matter what your situation. (To learn more about mortgages, see Mortgage Basics.)

But the truth is that lending such large amounts of money is a risky business, and that money isn’t handed over to just anyone. If your home ownership fantasies have been rudely awakened by loan officers denying your application, it’s time to take control of your situation and learn what you can do to turn that rejection into an approval.

What Are Your Options?
Everyone’s financial situation is unique. With that in mind, here are six different options for making your homeownership dreams a reality.

1. Get a Cosigner

If your income isn’t high enough to qualify for the loan you need and if you can find a cosigner with enough disposable income, part of that person’s income can be considered toward your loan amount regardless of whether the person will actually be living with you or helping you pay the bill. In some cases, a cosigner may also be able to compensate for your less-than-perfect credit. Overall, the cosigner is guaranteeing the lender that your mortgage payments will be paid.

If you decide to go this route, just make sure that both of you understand the financial and legal obligations the cosigner takes on when he or she signs the loan documents. In the event that you default on your mortgage, the lender can go after your cosigner for the full amount of the debt. What’s more, not only will your credit score plunge, but your cosigner’s will too.

Of course, you shouldn’t take this route if you know you aren’t responsible enough to pay the mortgage on time or can’t afford the monthly payments, but if you have income that a lender isn’t willing to consider (such as self-employment income from a new business that has been very successful) and you and your cosigner are both confident that you can make the payments on your own, then getting a cosigner may be a good option. (Find out more in Getting A Loan Without Your Parents and Mortgages: How Much Can You Afford?)

2. Wait

Sometimes conditions in the economy, the housing market or the lending business make lenders less generous with loans. If you’re in a climate where everyone is panicking, then it may be best to wait things out. When conditions improve, lenders may become more accommodating.

In the meantime, you can work on improving your credit score, reducing your debt and increasing your savings. While you’re waiting, home prices or interest rates could drop. Either of these changes could also improve your mortgage eligibility. On a $290,000 loan, for example, a rate drop from 7% to 6.5% will decrease your monthly payment by about $100. That may be the slight boost you need to afford the monthly payments and qualify for the loan.

3. Set Your Sights on a Less-Expensive Property

If you can’t qualify for the amount of mortgage you want and you aren’t willing to wait, switching to a condo or townhouse instead of a house, accepting fewer bedrooms or bathrooms, or moving to a less attractive or more distant neighborhood may give you more options. As a more drastic option, you could even move to a different part of the country where the cost of home ownership is lower. When your financial situation improves down the road, you might be able to trade up to the property, neighborhood or city where you hope to end up.

4. Ask the Lender for an Exception

Believe it or not, it is possible to ask the lender to send your file to someone else within the company for a second opinion on a rejected loan application. In asking for an exception, you’ll need to have a very good reason, and you’ll need to write a carefully worded letter defending your case. Your letter should avoid excuses and sob stories and focus only on the facts. Explain how the incident that is preventing your loan from being approved, such as a charged-off account, was a one-time event that will never occur again. This one-time event should have been caused by a catastrophe such as a large and unexpected medical expense, natural disaster, divorce or death in the family. The blemish on your record will actually need to have been a one-time event, and you’ll need to be able to back your story up with an otherwise flawless credit history. (If your credit history could use some house cleaning, see Five Keys To Unlocking A Better Credit Score.)

5. Try a Different Lender

Sometimes one lender will say no while another will say yes. If the first lender you approach rejects you, there’s no reason not to try out a few other options. If every lender rejects you for the same reason, though, you’ll know that it’s not the lender that’s the problem, it’s your financial situation. Your only choice at this point is to fix the problem.

When shopping for a second opinion, don’t give lenders any inkling that you are feeling even remotely desperate for a loan or they may take advantage of you by tacking higher fees onto your loan or raising your interest rate. Of course, if you are a higher-risk borrower, you may encounter some of these fees no matter what.

Be careful to avoid loan sharks, too. Remember, you don’t want just any loan, you want a reasonable loan. One major potential benefit of homeownership is the financial security it can bring, but if you get a bad loan, that aspect of homeownership disappears. In a worst-case scenario, a bad loan could result in your losing the home, as it did for many who bought homes during the carefree lending days of the housing bubble. (To learn more about the housing bubble, see Why Housing Market Bubbles Pop.)

6. Team Up With Someone Else

Two incomes are better than one, so if you can’t qualify on your own, perhaps you have a family member or friend that you trust enough and like enough to make a major purchase with and live with. It won’t be enough to just put them on the loan, of course - they’ll need to actually help with the mortgage payments to make it work, and chances are they won’t want to pay half the mortgage unless they’re living in the new home with you.

Conclusion

To go from rejected to preapproved, it’s important to know what lenders are looking for in an applicant. If you’ve been turned down for a mortgage, make sure to ask the lender plenty of questions about things you could do in your specific situation to make yourself a more attractive loan candidate. With time, patience, hard work and a little luck, you should be able to turn the situation around and become a residential property owner.

Mortgage Rates Stay Flat to Begin Busy Week

Mortgage rates stayed in line with recent 4-month lows today.  In some cases, there was a slight movement in the closing costs associated with prevailing rates, but the rates themselves didn’t change.  The most prevalent Conforming 30yr fixed quote (best-execution) remained at 4.125%.

Every day since last week’s jobs report has been relatively calm for mortgage rates.  Even then, there was reason to believe that we could be lacking some direction until the next major round of economic data came in.  That culminates in next week’s jobs report (which is occurring so close to the previous report due to shutdown-related rescheduling), but the current week can certainly play a role.

Economic data is an important factor in mortgage rate movement for 2 primary reasons.  First, there’s the basic deductive logic that a stronger economy can support higher interest rates, thus stronger economic data tends to push rates higher, all other things being equal.

The second reason has to do with the Federal Reserve’s current role in bond markets.  While market participants no longer expect the Fed to reduce asset purchases soon, the longer-term assessment of Fed policy still affects rates.  If markets think the Fed will continue to push back the eventual end of their buying program, it gives rates more room to stay or move lower.

These two factors both suggest the same movement in the same circumstance, i.e. weaker data suggests lower rates and stronger data suggests higher rates.  But as far as the Fed policy component is concerned, some of the economic data is significantly more important than others—namely the big jobs report next week.

That’s not to say that the other data can’t have an impact, but it has to be fairly unified in its suggestion or the report has to be one of the more important ones.  Tomorrow’s Retail Sales data is a good example of a non-employment-related report that has the power to move markets.  It’s joined by several other reports that together, stand a much better chance to ensure we don’t end tomorrow in relatively unchanged territory for a 5th straight day.

Loan Originator Perspectives

"Good start to the week, auction today was well received, overall lack of any action is a net positive. Keep a close eye on the data Tuesday and Wednesday, auctions, and earnings for some of the big boys this week. FOMC on Wednesday is probably the most important piece of the week.  Safe to stay floating as long as you are closely monitoring the data.  Rates at multi month lows warrant strong consideration to lock." -Constantine Floropoulos, Quontic Bank

"Plethora of data unfolding this week, from Fed Statement on Wed to weekly unemployment, housing starts, and ADP’s October unemployment report (Labor Dept’s report released next week). Will be interesting to see Fed’s take on the DC drama’s impact on the economy and housing. By week’s end, we should have a decent indication on whether our two month bull bond market will continue." -Ted Rood, Senior Originator, Wintrust Mortgage

"Nothing has changed with my current outlook. I like floating loans and only locking when within 15 days of funding. Today’s rates opened pretty similar to Friday and MBS have gained since the weak housing data at 9am. I recommend to float all loans over night, unless your lender has repriced better today, then I would lock if within 15 days." -Victor Burek, Open Mortgage

Today’s Best-Execution Rates

30YR FIXED - 4.125%
FHA/VA - 3.75-4.0%
15 YEAR FIXED -  3.25-3.375%
5 YEAR ARMS -  3.0-3.50% depending on the lender

Ongoing Lock/Float Considerations

  • Uncertainty over the Fed’s bond-buying plans and more recently over Fiscal Policy has been making for a tough interest rate environment.
  • A lack of data due to the government shutdown caused rates to experience moments of paralysis while headlines suggesting the shutdown might/might-not end, as well as a seizing-up of short term funding markets caused unexpectedly high volatility—enough to be felt in longer term rates like mortgages.
  • After a deal was reached to avoid going over the debt ceiling, funding markets thawed and rates returned to the same ‘wait and see’ range that existed before the Fiscal drama. 
  • Markets continue to be most interested in economic data and it’s suggestions about the longer term trajectory of the economy.  This will shape expectations for Fed policy in the coming months, and thus inform the direction of interest rates.
  • The stronger the data the more likely the Fed is seen as reducing asset purchases.  Rates would rise under this scenario, but the most recent FOMC Meeting (and more importantly, the Fed’s decision to hold off on tapering) suggests that they’ll attempt to keep the pace of rising rates moderate as long as inflation isn’t adversely affected.  The delayed release of the September jobs numbers on October 22nd helps confirm that.
  • (As always, please keep in mind that our Best-Execution rate always pertains to a completely ideal scenario.  There are many reasons a quoted rate may differ from our average rates, and in those cases, assuming you’re following along on a day to day basis, simply use the Best-Ex levels we quote as a baseline to track potential movement in your quoted rate).

How To Consolidate Your Debt?

Are you trying to figure out how to consolidate your debt? One of our readers, Ricky, wrote on the Credit.com blog that he is “trying to consolidate bills since divorce to get back on track.”

Another reader, Norma, wrote:

I have too much credit card debt with high interest. I applied for a loan to consolidate all into one payment, I didn’t get it because of something on my credit report. My payments are always on time by using auto payments. Sears raised the interest to 16.24%, Chase raised theirs to 29.99% and there is no talking them down either. I plan not to use either of the cards again now or after they are paid off.

How can they charge such high interest on credit cards when the savings account is paying 1.25%?

Once you’ve decided to consolidate your debt, there are several important steps you need to take so that it’s ultimately beneficial for you.

1. Check your credit reports and get your credit score.

You can get your credit reports from each of the three major credit reporting agencies for free once a year at AnnualCreditReport.com. It’s a good idea to review them so you don’t end up in the situation Norma found herself in, getting denied due to a mistake or negative items you weren’t aware of on your credit reports. Your credit report should also list most, if not all, of your debts, which will help you with the second step.

You can check your credit score for free using Credit.com’s Credit Report Card. It will show you what factors in your credit are strong and what may need some work. You can also find out whether your credit is excellent, good, or not so hot.

2. Take an inventory of your debt.

Make a list of the balances you owe on each of the cards or loans you want to consolidate, the interest rates and the monthly payments. This will help you identify the debts that are most important for you to consolidate. For example, in Norma’s case, while both of her interest rates are high, she should try to consolidate the balance at 29.99% first, since it is so high.

3. Research debt consolidation options.

You may be able to consolidate with a loan from your local bank or credit union, an online lender that offers personal loans, or by transferring a balance from a high-rate credit card to a low-rate one. If you get a consolidation loan online, be sure to deal with reputable lenders as there are scammers who will take the information consumers submit with applications and use it fraudulently.

Before you apply, try to find out if the lender can provide you any information about its credit requirements. Some lenders, for example, may require a minimum credit score or won’t extend credit to those with bankruptcies listed on their credit reports.

4. Apply for a consolidation loan.

Once you’ve narrowed down the field of places to get a consolidation loan and learned as much as you can about their lending requirements, it’s time to apply for a consolidation loan. In most cases, you can get an answer almost immediately. If that answer is “yes,” you can move onto the next step.

If the answer is “no,” take a careful look at the reasons you were turned down. If you think those answers don’t really apply, try calling the lender and ask to be reconsidered for the account. If you are turned down due to the debt you are carrying, for example, but explain that you are going to use the new loan to consolidate that debt, you may have a shot at getting the loan. It doesn’t hurt to ask!

If you can’t get approved for one of these loans after trying a couple of lenders, you may want to talk with a credit counseling agency. These agencies can often help clients lower their interest rates or payments through a Debt Management Plan (DMP). If you enroll in a DMP, you’ll make one payment to the counseling agency which will then pay all your participating creditors, so even though it’s not technically a consolidation loan, it feels like one.

5. Consolidate your debt.

If you are approved for a consolidation loan, you can then use that new loan to pay off other debts. If you don’t get a new credit line large enough to consolidate all your debt, focus on paying off your higher rate loans or balances first.

6. Pay your loans off as fast as possible.

If you can add a little extra to your monthly payments, you’ll be able to pay off your new loan faster. Even if you don’t, you’ll want to do your best to avoid the temptation of tapping the credit lines you have just paid off. After all, your goal with debt consolidation should be to dig out of debt — not to dig the hole deeper!

Canadian Home Sales Edge Higher in September

Ottawa, ON, October 15, 2013 – According to statistics released today by The Canadian Real Estate Association (CREA), national home sales posted a small month-over-month increase in September 2013.

The number of home sales processed through the MLS® Systems of Canadian real estate Boards and Associations and other co-operative listing systems edged up a modest eight-tenths of one percent on a month-over-month basis in September 2013.

Sales improved on a month-over-month basis in just over half of all local markets, with gains in Greater Vancouver and Greater Toronto offsetting declines in Calgary and Montreal.

Actual (not seasonally adjusted) activity remained roughly on par with the 10-year average in September. The 18.2 per cent increase compared to year-ago levels reflects weakened activity at that time.

Sales were up on a year-over-year basis in about 75 per cent of local markets, led by gains in Greater Vancouver, Calgary, Edmonton, and Greater Toronto.

“Year-over-year increases in the sales over the past couple of months highlights how activity softened across much of the country following the introduction of tighter mortgage rules last summer,” said Gregory Klump, CREA’s Chief Economist.

“While the momentum for sales activity began improving a few months ago, it may be losing steam after having only just climbed back in line with an average of the past 10 years,” Klump added. “Even so, one can see large year-on-year changes when comparing activity to a month like September 2012, when sales dropped to the lowest level for that month in more than a decade.”

Some 340,980 homes have traded hands across the country so far this year. That stands 1.8 per cent below levels recorded in the first three quarters of 2012.

The number of newly listed homes declined by 1.4 per cent on a month-over-month basis in September. Slightly more than half of all local markets recorded declines, led by Greater Vancouver, Fraser Valley, Calgary, Greater Toronto, London & St. Thomas, Ottawa, and Montreal.

The small monthly increase in sales activity combined with a decline in new listings pushed the national sales-to-new listings ratio to 56.1 per cent in September compared to 54.8 per cent in August. While the national housing market has firmed in recent months, it remains in balanced market territory where it has been since early 2010. Based on a sales-to-new listings ratio of between 40 to 60 per cent, about three of every five local markets were in balanced market territory in September.

“Sales activity across much of the country has improved in recent months following a slow start to the year and new listings in some areas have not kept pace,” said CREA President Laura Leyser. “Depending on where they are, there may be a bit more competition among buyers for limited inventory in the months ahead. Because all real estate is local, your REALTOR® remains your best resource for understanding how the housing market is shaping up either where you live or might like to.”

The number of months of inventory is another important measure of balance between housing supply and demand. It represents the number of months it would take to completely liquidate current inventories at the current rate of sales activity. There were 5.8 months of inventory at the national level at the end of September, down from 5.9 months one month earlier. As with the sales-to-new listings ratio, the current months of inventory measure marks a slightly firmer but still well balanced national market.

The actual (not seasonally adjusted) national average price for homes sold in September 2013 was $385,906, an increase of 8.8 per cent from the same month last year. Year-over-year average price gains in recent months reflect the decline in sales activity recorded last year in some of Canada’s larger and more expensive markets which caused the national average price to drop.

If Greater Toronto, Greater Vancouver, and Calgary are removed from the national average price calculation, the year-over-year increase is 4.3 per cent. A better gauge of what’s going on with prices is the MLS® Home Price Index (MLS® HPI), which is not affected by changes in the mix of sales the way that ‘average’ price is. Canadian Home Sales Edge Higher in September

MLS Phantom Listings Distorting House Prices: Consultan

A real estate consultant’s warning that housing market data in Canada is being artificially inflated has some economists and market observers wondering whether the recent upswing in house sales and prices might be partly an illusion.

Real estate consultant Ross Kay alleges that realtors in certain parts of the country — particularly in Greater Toronto and southern Ontario — are artificially inflating home sales by listing the same property twice, or sometimes even three times.

Kay says when a double- or triple-listed house like this sells, the additional listings are counted as a sale by every one of the real estate boards to which the house is assigned. That turns one sold house into two or three sales in the housing data.

The end result, Kay argues, is that reported home sales and house price numbers are higher than they really are.

“Statistically valid month-over-month comparisons on sales volumes are inflated as much as 15 per cent in some cities in 2013,” he told HuffPost in an email. “Average prices are skewed upward as much as 10 per cent some months.”

This screencap of homes for sale in Oakville, Ont., as of last Friday, shows a significant proportion of houses have “phantom listings.”

Ross Godsoe, CEO of the Realtors Association of Hamilton-Burlington, said Kay is “probably correct” in his claim that houses are being double- and triple-counted.

He told HuffPost Canada that any house listed in his area — even if it is listed elsewhere — would count towards the monthly sales numbers.

Godsoe could not say whether other real estate boards operated the same way. Calls to several other real estate boards in southern Ontario were not returned as of press time.

Under Ontario’s realty rules, realtors can’t be prohibited from listing houses in areas other than their own, Godsoe said.

“If a sale occurs, we’re obligated to report that,” he said, adding he did not know what the Canadian Real Estate Association (CREA) does with the numbers once it receives them.

CREA’s monthly numbers are arguably the most closely watched indicator of housing market health.

CREA spokesman Pierre Leduc told HuffPost the association checks the data coming from local boards to ensure houses aren’t double-counted. That contradicts what Kay and others have said — that CREA only gets aggregate numbers from the boards, and has no way of telling whether houses are being double-counted.

“CREA takes the amalgamated data … from over 70 regional MLSs and adds it up and reports on it — no addresses are ever provided — without the ability to audit the data,” Kay told HuffPost in an email.

UPDATE: In a follow-up conversation, Leduc clarified that most real estate boards send the association only aggregate data, meaning CREA would not know if houses are double-counted. But for the handful of cities used in its house price index, CREA checks the data to eliminate double-counted houses, Leduc said.
CREA chief economist Gregory Klump could not say if CREA’s data included double-counted houses. But he estimated the phantom listings account for no more than 0.8 per cent of the housing supply available.

Godsoe of the Hamilton-Burlington board similarly said any effect phantom listings would have would be “very minor.” He said he is “absolutely” confident in the reliability of his real estate board’s numbers.

At the local level, the impact can still be significant. If a significant proportion of houses have double listings in places like Oakville, that could cause meaningful changes in house sales numbers for Hamilton, the Peel region and Greater Toronto.

And because the Toronto area is weighted so heavily in house price indices, it could be distorting national data as well.

In his own audit of CREA’s data, Kay said there were 2,902 more home listed as sold than there really were in August of this year. While CREA reported 40,315 homes sold in Canada in August, Kay’s audit found sales were only 37,413 — a difference of 7.2 per cent.

While CREA’s numbers report home sales in total are down 2.9 per cent for the year to date, compared to the same period last year, Kay’s audit found a decline in sales of 9.6 per cent this year so far.

Housing “remains fully in a full market correction phase,” Kay concluded on his website.

Kay’s claims have some economists wondering about CREA’s numbers.

BMO economist Benjamin Reitzes noted the controversy in a client note Monday morning, and told HuffPost Canada he found that the sales numbers from the local Toronto-area boards compared to stats from CREA “were off just a little bit.”

But Reitzes and other market observers said the practice was unlikely to raise house price numbers, because it increases the apparent supply of available houses as much as it increases the sales numbers.

Kay disagrees. He says the double- and triple-listings are concentrated more at the top of end the housing market, and those increased “sales” at the top end are pulling up the average house price.

Kay says the entire practice is possible because “the MLS infrastructure legally requires silence and non-disclosure of any fact that could negatively impact any active listing on the MLS or any of its members.” He says this has become a massive problem in reporting MLS data since 2010.

BMO’s Reitzes, like some other market observers, highlights another potential area of unreliability. He says he was told by CREA that the association doesn’t adopt revisions made to earlier numbers from local real estate boards — something he calls “a bit of a red flag” on the data.

Canada’s housing market has been showing surprising strength in recent months, after a slowdown last year following the introduction of tougher mortgage rules.

CREA’s own numbers, released Monday, show home sales rising 11.1 per cent nationally in August from the same month a year earlier.

The Toronto Real Estate Board reported a 21-per-cent jump in house prices from a year earlier for August, while Vancouver saw sales soar a stunning 52.5-per-cent jump in the same period, according to its local real estate board. There are few “phantom listings” in evidence in the Vancouver market.

Kay’s website features a warning not to trust home sales numbers for both Toronto and Vancouver.

“If you need statistics in any of these areas DO NOT rely on the real estate associations serving those communities. You must get audited data for these areas,” the website states.

UPDATE: Caroline Feeley, a sales rep with Sutton Group Quantum Realty in Mississauga, writes in to say she agrees the double and triple listings are distorting the statistics.
"I am not at all pleased with loading a listing three times and I feel that it is ridiculous to have to do so," Feeley writes. But she explains she has no choice, because of the way the "fractured" real estate board system works. In her own words:

What you don’t know and what the public doesn’t know is that the listing needs to appear separately on the Toronto Real Estate Board, the Oakville, Milton and District Real Estate Board and the Realtor’s Association of Hamilton and Burlington for Realtors to be able to search the full listing from their home board. What this means is that if I were to only list the property on RAHB, realtors from the other boards would not be able to search and find the full listing! Since most properties are purchased with a buyer working with a realtor, I will do everything I can to ensure that realtors across the real estate boards have access to all my listing.

My listing in Waterdown should, at the very least, be listed on RAHB because this is where the property is located, and local realtors need to have full access to the listing. But why should Oakville and Mississauga agents not also be able to see this listing on their board? To me, it’s ridiculous that they don’t automatically have this access. A lot of real estate transactions are from people moving east to west. If my listing on Victoria Street was not also listed on OMDREB and TREB, I would potentially be excluding all the prospective buyers working with realtors on those boards.

As long as we have multiple real estate boards in the province that operate this way, a good realtor will list on multiple boards. I hope that one day soon, there will be an amalgamation of boards or some way that we can ensure all realtors have full access to listings, but until that day, in my practice anyway, the numbers will be distorted as I continue to serve the best interest of my client.

Home Buying Tips That Will Make The Process Fun

Buying real estate can be a real challenge - even for those with some experience in the area. But if you know what to expect, the challenges will not be too tough. The first step in being successful is getting educated. This article contains several tips that will help you on your way to navigating the exciting yet tricky world of real estate purchasing.

If you trust the realtor you have chosen for your real estate purchase, it can be in your interest to ask about service providers for other aspects of the purchase. Realtors work with mortgage lenders and others on a regular basis and can recommend those that they have a professional relationship with. By doing so, much of the guesswork can be taken out of the process.

Know the laws in respect to real estate inspections. You do not need to be an expert on the subject, however, a working knowledge of the basics can give you some helpful insight in what to expect from your inspector as well as preventing them from costing you money on surprise repairs.

If you are not in any hurry to buy a home, check the paper for homes that are listed to go up for auction. One homeowner's loss may be your gain. You can get a home for far less than market price by going through the home auction process.

Fall may help you get a good idea about how well the home that you are considering buying has been cared for over the years. Take a minute to look at the gutters. If the leaves are overflowing out of them then you will know that they homeowner had not taken the time to clean them. If they do not take the time for that simple maintenance, think about the other things in the home they may have neglected.

Do not let your emotions overrule things at the negotiation table when making an offer on a home. Prepare yourself to make compromises that may not make you happy but will make the seller more willing to find a way to meet you at an agreement that you are both content with.

As the introduction stated, becoming an educated buyer is the best way to become a successful buyer. Knowing what to expect and how to respond to any situation that comes your way can lead to a successful purchasing experience. Very often, taking on board the advice of others is vital to avoid making costly mistakes.

Searching, Viewing, Buying: Advice To Help You Buy Your Home

Purchasing real estate is one of the most significant undertakings in an individual's life, given the huge investment it typically represents. Thoroughly understanding the entire process is key to making a wise decision. Using the tips that follow will help ensure that you are satisfied with the deal you ultimately make.

When it comes time to choose a realtor for your real estate purchase look to friends and family for help in your selection. Many of the people you know may have a realtor in their contact list. Make sure the experience for them was positive and then research the agent. Realtors are more responsive to referrals since their reputation is the factor that put their name forward.

If you are a first-time homebuyer, don't make the mistake of buying the first house that you like. You need to view at least three other houses that are comparable in value, before making a decision. Too often, people get caught up in the mere idea of buying a house, not realizing that there may be something better out there.

Know what you are able to pay each month before even looking at the homes that are listed on the market. Knowing your budget before you look at a home will save you time and energy when you find the home that you really want but learn that it is out of your budget.

As the government is subsidizing your home purchase, buying a home not only provides housing to you and your family, but it has tax advantages too. All of the property taxes and mortgage interest you pay on the property can be deducted from your gross income, which may significantly reduce your taxable income.

Real estate buying is a topic that brings fear into the hearts of many upon first glance. However, the true key to any successful transaction is knowledge. By taking advantage of the tips and information in this article, you will be well on the way to owning the property best suited to your needs.