REPAIRING YOUR HOME CONSTRUCTION LOAN PROCEDURES

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1 REPAIRING YOUR HOME CONSTRUCTION LOAN PROCEDURES

2 FIRST FEDERAL SAVINGS AND LOAN ASSOCIATION OF LORAIN YOUR COMMUNITY BANK SINCE 1921 Toll Free Oberlin Avenue, Lorain (440) E. 42nd St., Lorain (440) Park Ave., Amherst (440) Detroit Rd., Avon (440) Main St., Huron (419) West Washington Row, Sandusky (419) Member FDIC 1840 E. Perry St., Port Clinton (419)

3 Table of Contents Applications Procedures.Page 2 Appraisal Information Fees Flood Zone Determination Homeowners Insurance Construction Procedures.Page 3 Inspections Construction Loan Disbursements Payout Orders Contractor Approval Draw Schedule IRS Regulatory (Vendor Numbers) Final Affidavit Limited Construction Time Period Exhibits A B C D E F G Cost Breakdown Sheet Description of Materials 1099 Miscellaneous Worksheet Pay Out Order Labor Letter Draw Schedule Final Affidavit Customer Receipt...Page 7 Revised: 1 Revised: 10/19/12

4 We will lend up to 80% (secondary market or portfolio), or 85% (portfolio-with credit score & reserve criteria being met) of the appraised value of the completed home. If credit score & reserved criteria are met, a minimum investment by you of 5% down payment and closing costs, are required. You will need to deposit the difference between the total dollars to complete the project and the loan amount in escrow. The construction loan and the permanent financing are one and the same. The stages of a successful loan include application, verification, approval, signing of mortgage documents, and filing of documents. APPLICATION PROCEDURES Loan application procedures are followed with these following additional items: 1. Appraisal Information You will need to submit these items: Estimates not over 30 days old on letterhead from suppliers of material and labor and/ or a signed and dated contract with a general contractor A Labor Letter from applicant if applicant will be performing any labor (Exhibit E) A complete list of specifications/description of materials (Exhibit B) A completed cost breakdown (Exhibit A) We cannot complete an application unless we have these items. See exhibits A, B, and E for cost breakdown worksheets, Description of Materials, and Labor Letter. 2. Fees You must pay the application fee when you apply for the loan. It covers the cost of your appraisal. The construction/repair loan fee, closing costs and the balance of construction/repair funds must be paid at the time of signing mortgage papers. 3. Flood Zone Determination Federal laws and regulations require a flood zone determination on your property. We need to know prior to filing of the mortgage deed if your home would be located in a flood zone, due to a regulation which requires a 10 day disclosure be given to you. If your home is in a flood zone, you will need to purchase flood insurance from your insurance agent for at least the loan amount. 4. Home Owners Insurance You will be required to purchase Homeowner s Insurance for the home in the amount of at least the loan amount. We must receive a copy of either a binder or the actual policy prior to the filing of the mortgage deed. First Federal Savings and Loan Association of Lorain must be listed as first mortgagee. Revised: 01/28/13 2

5 CONSTRUCTION PROCEDURES The Loan Servicing Department is in our main office, 3721 Oberlin Avenue, Lorain. Department hours are Monday-Friday 9-5 and Saturday 9-1. Call our construction loan clerk at (440) or Inspections Call Monday by 5:00 p.m. to schedule an inspection or by 9:30 a.m. on Tuesday if Monday is a holiday. Inspections are done Tuesdays and Wednesdays, depending upon the location of the property. Tell us what to inspect, and what bills need to be paid. 2. Disbursements We will payout only after we verify, through the on-site inspection, that what we are paying for is attached to the real estate. Draws will be paid in accordance with your previously approved draw schedule or invoices presented to us to pay. Owner General/Repair Customers must submit invoices for completed work. If total invoice exceeds allocated amount for that category or repair, the customer must bring in their own additional funds to match the invoice total. In the event the customer has allotted cushion funds, these funds may be used to supplement any invoice shortage. Cushion Funds may be used for any additional improvement to the property. These funds will only be paid out once the improvement has been completed, inspected and we have received an invoice. In the event there are remaining cushion funds after all invoices have been paid, these funds will be paid out to the customer. Note: Investment property loans; any remaining cushion funds will be applied to the principal of the loan. 3. Pay-Out Orders Exhibit D is a sample copy of our Pay-Out Order form. After the inspection, we will prepare it for you. You must remit all applicable invoices and/or material receipts as well as signing your payout order before you or your contractor can get a check. We inspect it for completeness of work, not quality. We do, however, reserve the right to question workmanship and materials which may affect the appraised value of the property. Funds may be withheld until inspections show all portions of a draw are completed. Mechanic s lien waivers may be requested when applicable. 4. Contractor Approval If your repair dollars total more than $20k AND you have hired one general contractor to do 50% or more of these repairs, your contractor will need to be on our approved contractors list. If your contractor is not already approved, we will contact them for the proper documentation to begin the process. 5. Draw Schedule (Approved Contractors only) See Exhibit F You and your contractor must sign a draw schedule agreeing to the amounts. 3

6 6. IRS Regulatory (Cleartouch) Under IRS ruling we are required to have 1099-Misc. forms (Exhibit C) completed for all entities that are not incorporated. We will setup subcontractor in Cleartouch in order to process all disbursement. Please be advised that we cannot and will not make any disbursements unless we have the appropriate information on file. If incorporated, we would appreciate a form, but it is not necessary. Please call the Loan Servicing Department with any questions. 7. Final Affidavit (Exhibit G) At the last draw, your contractor or borrower(if no general contractor was hired) must sign a final affidavit stating that the home has been completed according to the original plans and specifications and that all supplies and laborers have been paid in full. We will supply this form. 8. Limited Construction Time Period Repairs must be completed on or before 6 months from the date the loan was placed on our books. Any funds remaining in the Loan in process account after this time period will be placed on the principal of the loan. 4 Revised: 10/19/12

7 COST BREAKDOWN SHEET 1. Plans - Permits - Surveys 2. Lot Preparation 3. Excavation 4. Water/Sewer Lines 5. Foundation 6. Septic/Aeration System 7. Concrete 8. Rough in Lumber 9. Beams 10. Roofing Materials 11. Shingles 12. Windows, Screens 13. Exterior Doors 14. Brick Work 15. Siding 16. Gutters 17. Insulations 18. Rough Carpentry 19. Rough Wiring 20. Rough Plumbing 21. Rough Heating/AC 22. Hot Water Tank 23. Drywall / Plaster 24. Fireplace 25. Interior Doors 26. Trim Lumber 27. Pain / Wallpaper 28. Ceramic Tile 29. Kitchen Cabinets 30. Kitchen Countertops 31. Bathroom Cabinets 32. Bathroom Countertops 33. Medicine Chest 34. Lighting Fixtures 35. Finish Electrical 5

8 36. Finish Plumbing 37. Finish Heating 38. Finish Carpentry 39. Hardwood Floors 40. Vinyl Floors 41. Carpeting 42. Appliances 43. Finish Grade 44. Landscaping 45. Driveway & Walks / Steps 46. Garage Lumber 47. Garage Floor 48. Garage Doors 49. Porch / Railings 50. Deck 51. Security System 52. Vacuum System 53. Intercom System 54. Staircase 55. Sauna / Hot Tub 56. Miscellaneous Equipment Rentals Nails Staples Caulking Tools 57. Cushion 6 EXHIBIT A REVISED 3/1/99

9 EXHIBIT B 1 REVISED 3/1/99

10 EXHIBIT B 2 REVISED 3/1/99

11 EXHIBIT B 3 REVISED 3/1/99

12 EXHIBIT B 4 REVISED 3/1/99

13 EXHIBIT B 5 REVISED 3/1/99

14 EXHIBIT B 6 REVISED 3/1/99

15 3721 Oberlin Avenue Lorain OH Phone: (440) Fax: (440) Date: 1099 Miscellaneous Worksheet First Name: Middle Name: Last Name: Company Name: _ Address: Phone number: Are you Incorporated? Yes_ No Federal Tax ID Number: - Social Security Number: - - NOTE: DUE TO FEDERAL REGULATIONS, WE MUST HAVE THIS INFORMATION ON FILE BEFORE WE CAN DISBURSE ANY FUNDS TO YOU OR YOUR COMPANY. I hereby certify that all of the above information is correct to the best of my knowledge. Signature(s) FOR OFFICE USE ONLY: DATE SET UP IN IRS REGULATORY:_ EMPLOYEE NAME: Branches: 2233 E 42 nd Street, Lorain OH (440) Detroit Avenue, Avon OH (440) Main Street, Huron OH (419) W Washington Row, Sandusky OH (419) E Perry Street, Port Clinton OH (419) Park Avenue, Amherst OH (440) Member FDIC Exhibit C REVISED 10/19/12

16 PAY - OUT ORDER To: THE FIRST FEDERAL SAVINGS & LOAN Date 20 ASSOCIATION OF LORAIN LORAIN, OHIO This is to certify that is the Contractor on the improvement being constructed at and is entitled to a payment of _Dollars ($ ) for labor and/or material furnished to and actually incorporated in the improvement. Total of contract and extras or of bills to $ Payments made including this order... Balance due.. $ Pay this order and charge to the account number _ Contractor RELEASE AND WAIVER OF LIEN of _ Owner Owner s Name The undersigned having furnished labor and/or material to the premises described above in an amount equal to or greater than the amount of the above order does hereby acknowledge receipt of check # in payment of the above order and agrees that the receipt of the amount of this check shall constitute a waiver of lien for the amount of this payment. The following are the names of the parties who have furnished labor and/or material who have been paid or will be paid from these funds. The undersigned further states that there are no amounts included in this payment for labor or material furnished by other par- NAME OF CONTRACTOR OR SUPPLIER KIND OF WORK OR MATERIAL PROVIDED ties which can become a lien against these premises. Sworn to before me and subscribed in my presence by the said _ at, Ohio, this day of 20. Notary Public Exhibit D Revised 10/19/12

17 Labor Letter I,, an applicant for a home loan with repairs on the following property, am performing labor for the below listed items. Labor will/will not (circle one) be charged to the loan. Signed: Date: Exhibit E 10/19/12

18 First Federal Savings of Lorain 3721 Oberlin Avenue Lorain, Oh Phone: (440) (800) Fax: (440) CONSTRUCTION LOAN PAYOUT SCHEDULE Loan # Name: Address: Contract Amount Down Payment Cushion Total Cost to Build $0.00 Total Cost to Build due to Builder $0.00 Excavation & Foundation 20% $0.00 Under Roof & Shingles 25% $0.00 Rough Wiring & Plumbing 18% $0.00 Window & Exterior Doors Heating & Insulation Drywall & Fireplace & Siding Painting & Trim 17% $ % $0.00 Lighting & Cabinets Total 100% $0.00 We, the undersigned owners and contractors, do hereby acknowledge and accept the above dollar amounts as draws for the appropriate stages of construction. We also acknowledge that First Federal Savings of Lorain reserves the right to withhold funds for any incomplete items based upon the opinion of First Federal Savings of Lorain's Inspector. Owners also have the right to withhold funds at their option. Signature Borrower Date Signature Borrower Date Signature Contractor Date Signature Contractor Date

19 AFFIDAVIT STATE OF OHIO LORAIN COUNTY } SS., being first duly sworn according to Law, deposed and says that he was/were General contractor for the construction of a located at Affiant say further that said has been completed and that all persons who furnished labor or material in the construction of said have been paid in full and that all subcontractors who performed work or furnished material in the construction of said have been fully paid and that there are no outstanding obligations as a result of the construction of said. And further release and forever discharge the First Federal Savings and Loan Association of Lorain and the owners of the property from all debts, claims, demands and damages, actions and causes of action whatsoever. Sworn to before me and subscribed in my presence by the said at, Ohio, this_ day of 20. Notary Public

20 CUSTOMER RECEIPT Table of Contents Application Procedures.... Page 2 Requirements for Appraisal Fees Flood Zone Determination Homeowners Insurance Real Estate Taxes Construction Procedures... Page 3 Inspections Disbursements Pay-Out Orders Draw Schedule Final Affidavit Contractor Approval Limited Construction Time Period IRS Regulatory Exhibits A through G I/we acknowledge receipt of First Federal Savings of Lorain s Repairing Your Home packet, and that it was reviewed with me/us by a loan officer. We acknowledge that if repairs are not completed on or before six months from the date the loan was placed on First Federal s books, that all remaining repair funds held in escrow will be placed on the principal of the loan. Borrower Date Borrower Date 7

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