U. S. Department of Housing and Urban Development Washington, D.C December 20, 2000

Transcription

1 U. S. Department f Husing and Urban Develpment Washingtn, D.C December 20, 2000 OFFICE OF THE ASSISTANT SECRETARY FOR HOUSING-FEDERAL HOUSING COMMISSIONER MORTGAGEE LETTER TO: ALL APPROVED MORTGAGEES SUBJECT: Additinal Details abut the Further Reductin in Upfrnt Mrtgage Insurance Premiums and Other Mrtgage Insurance Premium Changes Mrtgagee Letter advised lenders that FHA had reduced its Upfrnt Mrtgage Insurance Premium (UFMIP) and prvided infrmatin regarding when the annual mrtgage insurance premium culd be canceled. This Mrtgagee Letter prvides additinal infrmatin, including details n the mrtgage insurance premium charges fr refinances, and issues the new refund schedule. These instructins are being prvided nw t assist lenders in explaining FHA's mrtgage insurance payment plicies t brrwers as well as fr ther lender disclsure requirements. Refinance Transactins Regular and Streamline Refinances (excepting thse streamline refinances f mrtgages clsed befre July 1, 1991). The UFMIP fr all refinance transactins, streamline as well as regular refinances, is 1.50% regardless f the term f the mrtgage. The amunt f the annual MIP is 0.50% fr thse mrtgages with terms greater than 15 years, and 0.25% fr thse with terms f 15 years r less. Als, thse mrtgages with terms f 15 years r less where the lan-t-value is determined t be less than 90 percent are nt subject t an annual premium. The amunt f unearned premium refunded fr the mrtgage being refinanced will depend n when the mrtgage clsed. Fr thse mrtgages clsed after July 1, 1991 but befre January 1, 2001, the seven year unearned premium refund schedule shwn in Mrtgagee Letter 94-1 remains in effect. Fr mrtgages clsed n r after January 1, 2001 that are subsequently refinanced, the five year refund schedule, shwn as an attachment t this letter, applies. If crrect infrmatin is entered int CHUMS by the lender fr UFMIP refinance authrizatin, FHA will autmatically determine the amunt f the refund based n the apprpriate refund schedule. If the refund amunt exceeds the new 1.5% upfrnt premium, the excess will be sent directly t the brrwer frm the U.S. Treasury using FHA's disbursement prcess.

2 2 The lan-t-value rati n streamline refinances perfrmed withut appraisals will be based n data regarding the mrtgage being refinanced, including sales price and appraised value amunts residing in FHA's Single Family Insurance System (SFIS). FHA will cmpute a new lan-t-value rati by dividing the new lan amunt, exclusive f any upfrnt MIP, by the lwer f the sales price r appraised value amunt residing in SFIS. Frm this cmputed lan-t-value rati, FHA will determine when the 78 percent threshld is reached based n the scheduled amrtizatin. Regardless f the cmputed lan-t-value rati, all but 15-year term mrtgages will have annual premiums fr the greater f five years r until the amrtized lan-t-value reaches 78 percent; there is n annual premium n 15-year term mrtgages with initial lan-t-value ratis less than 90 percent. All ther mrtgages with terms greater than 15 years, regardless f the initial lan-t-value rati will have annual premiums fr the greater f five years r until the amrtized lan-t-value reaches 78 percent. If a cmputed lan-t-value rati is nt pssible, due t missing data r previus refinancing withut an appraisal, the new lan-t-value will default t percent. Streamline Refinances f Mrtgages Clsed Befre July 1,1991: Streamline refinances f mrtgages clsed befre July 1, 1991 will remain exempt frm the annual premium and will be charged an upfrnt premium f nly 1.50%. Lenders must accurately encde the apprpriate CHUMS screen t btain the annual premium exemptin. Shrtened UFMIP Refund Schedule As stated in Mrtgagee Letter 00-38, fr lans clsed n r after January 1, 2001, the unearned premium refund schedule is shrtened t a five year perid. This applies t refinances as well as lans paid in full. The new refund schedule is attached t this Mrtgagee Letter. Canceling FHA's Annual Mrtgage Insurance Premiums Cancellatin based n Initial Amrtizatin Schedule: Effective fr all lans clsed n r after January 1, 2001, FHA's annual mrtgage insurance premium will autmatically be canceled-nce the unpaid principal balance, excluding the upfrnt MIP, reaches 78 percent f the lwer f the initial sales price r appraised value based n the initial amrtizatin schedule and pursuant t instructins cntained in ML Althugh the annual mrtgage insurance premium will be canceled as described, the cntract f insurance will remain in frce fr the lan's full term. This mrtgage insurance premium cancellatin prvisin applies nly t lans insured under the Mutual Mrtgage Insurance (MMI) fund. The MMI fund des nt include mrtgages n cndminiums r Sectin 203(k) rehabilitatin lans, amng thers.

3 3 Once the mrtgage amrtizes t a lan-t-value rati f 78 percent, cllectin f the annual MIP will cease. FHA will determine when the mrtgage reaches the amrtized 78 percent lan-t-value threshld based n the cntract interest rate (initial nte rate n adjustable rate mrtgages) and the lan-t-value infrmatin prvided t CHUMS by the riginating lender, and will cease billing the servicing lender accrdingly. FHA's calculatin f the 78 percent threshld will be predicated n the lan amunt excluding the upfrnt MIP. Effective May 1, 2001, FHA will prvide the date at which the annual MIP will end. The cancellatin date will be available t lenders via the Case Query Screen lcated in the FHA Cnnectin Single, Family Originatin sectin and the Prtfli and Advance Ntice reprts lcated in the FHA cnnectin SF Servicing sectin. Lenders utilizing HUD's Frame Relay will be able t btain the same infrmatin thrugh the Prtfli Reprt and Advance Ntice applicatins. Brrwer Initiated Cancellatin: In additin t mrtgages that reach the 78 percent lan-t-value rati threshld thrugh initial scheduled amrtizatin, brrwers can als request thrugh their lenders cancellatin f the cllectin f the annual mrtgage insurance premium fr thse mrtgages that reach the 78 percent threshld in advance due t prepayments (principal curtailment). Thse lans reaching the 78 percent lan t value threshld sner than prjected (but nt sner than five years frm the date f riginatin except fr 15-year term mrtgages) due t advanced payments f principal will have the annual premium cllectins canceled upn the servicing lender submitting supprting infrmatin t FHA fllwing the brrwer's request prvided that the brrwer has nt been mre than 30 days delinquent n the mrtgage during the previus twelve mnths. As part f their annual disclsures t hmewners, servicers are t ntify brrwers f their ptin t cancel the annual MIP in advance f the prjected date by making additinal payments f mrtgage principal. As stated in ML 00-38, the 78 percent threshld will be predicated nly upn the initial sales price r appraised value, whichever was less. Effective May 1, 2001, FHA will als prvide the amunt the lan balance must reach in rder t cancel the annual MIP. FHA will determine the lan balance at which the 78 percent threshld is met by excluding the upfrnt MIP. The required lan balance data will be available t lenders via the Case Query Screen lcated in the FHA Cnnectin Single Family Originatin sectin and the Prtfli and Advance Ntice reprts lcated in the FHA cnnectin SF Servicing sectin. Lenders utilizing HUD's Frame Relay will be able t btain the same infrmatin thrugh the Prtfli Reprt and Advance Ntice applicatins. Servicing lenders shuld use the frmula prvided by SFPCS-Peridic described in Mrtgagee Letter

4 4 If the brrwer initiates cancellatin f the MIP prir t FHA's riginal calculated cancellatin date, lenders shall submit cancellatin infrmatin using the FHA Cnnectin r EDI prcesses. A separate Mrtgagee Letter will be issued detailing the required infrmatin fr the cancellatin. Updated Cnsumer Disclsures Frm HUD B, "Imprtant Ntice t Hmebuyers," has been revised t include new infrmatin n mrtgage insurance premiums. In additin, the suggested frmat fr the lender's "Infrmed Cnsumer Chice Disclsure" riginally described in ML has been updated t reflect the revisins t bth the upfrnt MIP as well as the annual premiums. The revised cpies f these disclsures are attached t this Mrtgagee Letter. Frm HUD B is als available fr dwnlading thrugh HUDCLIPS at Since the annual premium terminatin per the amrtizatin schedule is based n the initial lant-value as well as the interest rate f the mrtgage, lenders are advised t determine the prjected cutff date fr Truth-In-Lending n these factrs. As stated abve, the 78 percent lan-t-value threshld n adjustable rate mrtgages will be predicated n the initial rate. If yu have any questins abut this Mrtgagee Letter, please cntact yur lcal Hmewnership Center in Atlanta ( ), Denver ( ), Philadelphia ( ), r Santa Ana ( ). Sincerely, William C. Apgar Assistant Secretary fr Husing- Federal Husing Cmmissiner Attachments

5 HUD MODEL NOTICE (Revised 1/01) INFORMED CONSUMER CHOICE DISCLOSURE NOTICE In additin t an FHA-insured mrtgage, yu may als qualify fr ther mrtgage prducts ffered by yur lender. T assure that yu are aware f pssible chices in financing, yur lender has prepared a cmparisn f the typical csts f alternative cnventinal mrtgage prduct(s) belw, using representative lan amunts and csts (the actual lan amunts and assciated csts shwn belw will vary frm yur wn mrtgage lan transactin). Yu shuld study the cmparisn carefully, ask questins, and determine which prduct is best fr yu. The infrmatin prvided belw was prepared as f [mnth and year]. Neither yur lender nr FHA warrants that yu actually qualify fr any mrtgage lan ffered by yur lender. This ntice is prvided t yu t identify the key differences between these mrtgage prducts ffered by yur lender. This disclsure is nt a cntract and des nt cnstitute lan apprval. Actual mrtgage apprval can nly be made fllwing a full underwriting analysis by yur mrtgage lender. FHA Financing 203(b) Fixed Rate Cnventinal Financing 97% with Mrtgage Insurance (MI) 1 Sales Price $100,000 $100,000 2 Mrtgage Amunt $97,750 ($99,216 w/ Upfrnt $97,000 Mrtgage Insurance Premium) 3 Clsing Csts $2000 $ Dwnpayment Needed $4250 $ Interest Rate and Term f Lan in 7.00%/30 Year Lan 7.00%/30 Year Lan Years 6 Mnthly Payment (principal and $660 $645 interest nly) 7 Lan-t-Value 97.75% 97% 8 Mnthly Mrtgage Insurance Premium (first year) $ / $ Maximum Number f Years f Mnthly Insurance Premium Payments Apprx. 14 Years Apprx. 13 Years 10 Upfrnt Mrtgage Insurance Premium $1,466 2/ (Included in Mrtgage N/A (if applicable) Amunt, line 2) 1/ Mnthly mrtgage insurance premiums are calculated n the average annual principal balance, i.e., as the amunt yu we n the lan decreases each year, s des the amunt f the mnthly premium. 2/ Based n an upfrnt mrtgage insurance premium rate f 1.50%. FHA Mrtgage Insurance Premium Infrmatin: If yu paid an upfrnt mrtgage insurance premium, yu will als be charged a mnthly mrtgage insurance premium until the lan t value rati f yur mrtgage reaches 78 percent f the initial sales price r appraised value f yur hme, whichever was lwer (prvided that premiums are paid fr at least five years). Yu will reach the 78 percent lan-t-value threshld in ne f tw ways: Thrugh nrmal amrtizatin as yu make yur mnthly payments, r by paying additinal principal n the mrtgage. Yur lender can advise yu n when the mrtgage will reach the 78 percent level thrugh nrmal amrtizatin. If yu have a 15-year mrtgage and make a dwnpayment in excess f 10 percent, yu will nt have t make mnthly mrtgage insurance premiums. Yu will als reach the 78 percent lan-t-value threshld earlier than n lnger term mrtgages and may nt have t pay mnthly mrtgage insurance premiums fr the full five years. Yu are required t make these payments n yur FHA-insured lan unless yu refinance r the mrtgage is therwise paid in full. If yu were nt charged an upfrnt premium, as fr example n cndminiums, yu will pay the mnthly premium fr the life f the mrtgage.