MORTGAGE BANKING TERMS

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1 MORTGAGE BANKING TERMS Acquisition cost: Add-on interest: In a HUD/FHA transaction, the price the borrower paid for the property plus any of the following costs: closing, repairs, or financing (except discounts in other than a refinance transaction). Does not include prepaid discounts in a purchase transaction, mortgage insurance premiums, or similar add-ons. The full amount of interest calculated on the original principal for the term of the loan. This interest is added to the original principal, thereby becoming a part of the face amount of the promissory note. Adjustable rate mortgage (ARM): A mortgage loan or deed of trust which allows the lender to adjust the interest rate in accordance with a specified index periodically and as agreed to at the inception of the loan. Also called variable rate mortgages (VRM). Adjustment interval: Adjustment period: Advance: Aggregate analysis: Alternative documentation: On an adjustable rate mortgage (ARM), the interval of time between changes in the interest rate or monthly payment, typically one, three or five years, depending on the index. The length of time which dictates interest rate adjustments on an adjustable rate mortgage. A six-month ARM would have an adjustment every six months. In real estate; a partial disbursement of funds under a note. Most often used in connection with construction lending. An accounting method a servicer uses in conducting an escrow account analysis by computing the sufficiency of escrow account funds by analyzing the account as a whole. Use of bank statements, W-2 s, and pay stubs to document an applicant s income and assets instead of verification forms mailed by lender. American Land Title Association: A national association of title insurance companies, (ALTA) abstractors, and attorneys specializing in real property laws. The association speaks for the title insurance and abstracting industry and established standard procedures and title policy forms.

2 Amortization: Annual percentage rate (APR): Average life of a mortgage: Balloon mortgage: Basis point: Below market interest rate: (BMIR) Betterment: Biweekly mortgage: Buy-down mortgage: Repayment of a mortgage debt with periodic payments of both principal and interest, calculated to retire the obligation at the end of a fixed period. A term defined in section 106 of the Federal Truth in Lending Act (15 USC1606), which expressed on an annualized basis the charges imposed on the borrower to obtain a loan (defined in the Act as finance charges ), including interest, discount and other costs. A statistic used to estimate the yield on mortgages. Most mortgages written for long terms pay off earlier, either voluntarily or by foreclosure after default. For example, 30- year mortgages have traditionally been considered to have approximately a twelve year average life. Investors base impact of discounts or premiums on the yield of a mortgage on the average life, as opposed to the written term. A mortgage with periodic installments of principal and interest that do not fully amortize the loan. The balance of the mortgage is due in a lump sum at a specified date, usually at the end of the term. One one-hundreth of one percent. Used primarily to describe changes in yield or price on debt instruments, including mortgages and mortgage-back securities. Describes mortgage insurance programs where the interest rates on the mortgages are below that ordinarily charged for similar conventional financing; used to assist low- and moderate-income families to rent or buy dwelling unit. An improvement, replacement, or maintenance which results in a higher asset valuation. A mortgage with payments dues every two weeks, totaling 26 payments a year. A mortgage with a below-market interest rate made by a lender in return for an interest rate subsidy in the form of additional discount points paid by the builder, seller or buyer.

3 Caps (interest): Certified Mortgage Banker: (CMB) Closed-end mortgage: Consumer safeguards on an adjustable-rate mortgage which limit the amount the interest rate may charge per year and over the life of the loan. A professional designation awarded by the Mortgage Bankers Association of America (MBA) to those in the industry who have demonstrated superior knowledge and skills in the field of real estate finance. Candidates must be employed by MBA member firms and met various education, experience, and examination requirements. A mortgage under which the mortgagor is prohibited from borrowing additional funds under the same mortgage. Controlled business arrangement: Business relationship in which a provider of settlement (CBA) services receives a referral from an affiliated company in another settlement service business. Real estate brokerage and mortgage lenders that are commonly owned, controlled, or franchised and refer settlement service business to each other are typical examples of such CBAs. Convertible mortgage: Delegated underwriting: Department of Housing and Urban Development (HUD): Department of Veterans Affairs: (VA) A type of adjustable-rate mortgage that may be converted to a fixed-rate mortgage at specified intervals during a predetermined time period. In income property lending, a mortgage in which lender-provided funds convert to equity ownership after a predetermined period of time. The delegation of underwriting authority from an investor or agency to the lender. A governmental entity responsible for the implementation and administration of housing and urban and development programs. HUD was established by the Housing and Urban Development Act of 1965 to supersede the Housing and Home Finance Agency. A cabinet-level agency of the federal government. The Servicemen s Readjustment Act of 1944 authorized the agency to administer a variety of benefit programs designed to facilitate the adjustment of returning veterans to civilian life. Among the benefit programs is the VA Home Loan Guaranty program, which encourages mortgage lenders to offer long-term, low down payment financing to eligible veterans by partially guaranteeing the lender against loss upon foreclosure.

4 Direct endorsement (DE): Discount point: Equal Credit Opportunity Act: (ECOA) A HUD program that enables an eligible single-family lender to conduct the processing and closing of FHA single-family loan applications without HUD s prior review. Amount payable to the lending institution by the borrower or seller to increase the lender s effective yield. One point is equal to one percent of the loan. A federal law that requires lenders and other creditors to make credit equally available without discrimination based on race, color, religion, national origin, sex, marital status, or receipt of income from public assistance programs. Also called Regulation B. Fannie Mae (FNMA): The nation s largest mortgage investor created in 1068 by Federal National an amendment to Title III of the National Housing Act (12 Mortgage Association USC 1716 et seq.) this stockholder-owner corporation, a portion of whose board of directors is appointed by the President of the United States, supports the secondary market in mortgages on residential property with mortgage purchase and securitization programs. Farmers Home Administration: (FmHA) Federal Deposit Insurance Corporation (FDIC): A former government agency within the Department of Agricultures that operated under the consolidated Farms and Rural Development Act of 1921 and Title V of the Housing Act of This agency provided financing to farmers and other qualified borrowers who were unable to obtain loans elsewhere. See Rural Housing Service. Originally established by the Banking Act of 1933 to protect depositors from loss. As a result of the Financial Institutions Reform, Recovery and Enforcement Act of 1989 (FIRREA), the FDIC administers the Bank Insurance Fund (BIF) and the Savings Association Insurance Fund (SAIF). Federal Emergency Management Federal Agency which, among other things, directs the Agency (FEMA): activities of the Federal Insurance Administration and (FHA) establishes flood insurance rates and terms of coverage, issues policies, processes claims, and identifies and maps flood-prone areas.

5 Federal Housing Administration: A federal agency within the Department of Housing and (FHA) Urban Development (HUD) that provides mortgage insurance for residential mortgages and sets standards for construction and underwriting. The FHA does not lend money, nor does it plan or construct housing. Freddie Mac (Federal Home Loans Mortgage Corporation): Ginnie Mae: Good faith estimate (GFE): Home Mortgage Disclosure Act: (HMDA) HUD-1 Uniform Settlement Statement: Jumbo mortgage: Life estate: Created by Congress in Title III of the Emergency Home Finance Act of 1970 (12 USC 1451 et seq.). This stockholder-owned corporation, a portion of whose board of directors is appointed by the President of the United States, supports the secondary market in mortgages on residential and multifamily properties with mortgage purchase and securitization programs. Created in 1968 by an amendment to Title III of the National Housing Act (12 USC 1716 et seq.), this federal government corporation is a constituent part of the Department of Housing and Urban Development. Among other governmental functions, it guarantees securities backed by mortgages that are insured or guaranteed by other government agencies. Also called Government National Mortgage Association (GNMA). A document which tells borrowers the approximate costs they will pay at or before settlement, based on common practice in the locality. Under requirements of the real Estate Settlement Procedures Act (RESPA), the mortgage banker or mortgage broker, if any, must deliver or mail the GFE to the applicant within three business days after the application is received. Federal legislation which requires certain types of lenders to compile and disclose date on where their mortgage and home improvement loans are being made. Standard form used to disclose costs at closing. All charges imposed in the transaction, including mortgage broker fees, must be disclosed separately. A mortgage which is larger than the legislated purchase limits of Fannie Mae and Freddie Mac. A freehold estate, terminated upon the death of the beneficiary, giving a beneficiary all property rights except the right to sell.

6 London Interbank Offered Rate: The rate at which banks in the foreign market lend dollars (LIBOR) to one another. LIBOR varies by deposit maturity. A common interest rate index; one of the most valid barometers of the international cost of money. Margin: (1) In future trading, an amount set by each exchange that buyers and sellers must deposit as a guarantee of performance. (2) In stock transactions, the down payment required when borrowing from a broker to finance stock purchases. In this case, margin requirements are set by the Federal Reserve Board and are expressed as a percentage of the purchase price or market value. (3) In an adjustable rate mortgage, the spread between the index and the mortgage interest rate. Mortgage-backed security (MBS): An investment instrument backed by mortgage loans as security. Ownership is evidenced by an undivided interest in a pool of mortgage or trust deeds. Income from the underlying mortgages is used to pay interest and principal on the securities. Mortgage insurance (MI): Mortgage servicing rights: Negative amortization: Open-end commitment: Open-end mortgage: Insurance which protects mortgage lenders against loss in the event of default by the borrower. This allows lenders to make loans with lower down payments. The federal government offers MI through HUD/FHA; private entities offer MI for conventional loans. The contractual obligations undertaken by one party to provide servicing for mortgage loans owned by another party, typically for a fee. The unpaid interest which is added to the mortgage principal in a loan where the principal balance increases rather than decreases because the mortgage payments do not cover the full amount of interest due. A commitment to make a construction loan where there is not a permanent mortgage takeout. A mortgage with provision that the outstanding loan amount may be increased upon mutual agreement of the lender and the borrower.

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