Choosing Mortgage Lender With No Overlays On Home Loans

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Choosing Mortgage Lender With No Overlays On Home Loans

This BLOG On Choosing Mortgage Lender With No Overlays On Home Loans Was UPDATED On October 19th, 2018

All mortgage lenders need to follow the minimum government and/or conforming guidelines of Fannie Mae and/or Freddie Mac. However, every lender has a right to have higher lending requirements called lender overlays. For those who are planning on purchasing a home or are thinking of refinancing, choosing mortgage lender with little to no mortgage overlays is important.

  • Not all mortgage lenders have the same credit requirements
  • Not all mortgage lenders are created equal
  • Just because borrowers get denied a mortgage loan from one particular mortgage lender does not mean that they do not qualify for a mortgage loan
  • Choosing Mortgage Lender with no lender overlays is important for borrowers with less than perfect credit

The Gustan Cho Team at Gustan Cho Associates has no mortgage overlays on government and conventional loans

Choosing Mortgage Lender With No Overlays On Home Loan With Bad Credit

Mortgage Borrowers with credit scores in the 800’s and great income, assets, and low debt and liabilities, the chances are they can get approved anywhere.

  • However, this is not always the case
  • Many mortgage loan borrowers less than perfect credit
  • Many have prior bad credit, prior bankruptcies and/or foreclosures, open collections, and high debt to income ratios
  • Choosing mortgage lender with no overlays is important for hard working mortgage loan borrowers who meet Fannie Mae, Freddie Mac, or FHA mortgage lending guidelines and have had a good credit history for the past 12 months
  • There are big differences between banks, credit unions, mortgage bankers, and mortgage brokers

How Do These Financial Institutions Impact My Ability To Attain Financing?

BANKS AS MORTGAGE LENDER

Banks offer residential mortgage loans as well as other financial services. However, most banks have lender overlays on credit, credit scores, collection accounts, charge off accounts, and may require three credit tradelines.

  • Banks make their money on financial services such as the following:
    • Home Loans
    • HELOC
    • Automobile loans
    • Personal loans
    • Lines of credit
    • Servicing mortgages from the time deposits they get from their customers
  • Majority of the banks have extremely conservative mortgage lending guidelines
  • Most banks have mortgage overlays beyond those mandated by FHA, VA, USDA, FANNIE MAE, and FREDDIE MAC
  • For example,  the minimum credit score a mortgage loan borrower needs to qualify for a 3.5% down payment mortgage loan is 580
    • However, most bankers have their own mortgage lender overlays where they will not accept any mortgage loan borrowers with a minimum of a 640
  • Mortgage rates from banks are higher than those offered by mortgage bankers due to their high overhead
  • Loan officers who work at FDIC Banks do not have to be licensed due to the exempt status on FDIC Loan Officers
  • Banks do not have to disclose yield spread premium ( the profit the mortgage lender makes to originate a loan ) due to their exempt status from the government
  • Most banks take a longer time to process and underwrite a mortgage loan compared to mortgage bankers 
  • Borrowers who need a two week closing done, a bank may not be the best choice

Choosing Mortgage Lender With No Overlays Is The Best Bet For Borrowers With Less Than Perfect Credit

There are lenders with no overlays on government and conventional loans. The Gustan Cho Team at Loan Cabin Inc. are direct lenders with no overlays on government and conventional loans.

MORTGAGE BANKER AS DIRECT LENDER

Mortgage bankers are in the business of originating and closing residential mortgage loans and reselling them to Fannie Mae and/or Freddie Mac.

  • Mortgage bankers use their own wholesale mortgage line of credit
  • Once they fund a loan, they package them up and resell them to the secondary market to relieve their wholesale warehouse line of credit so they can repeat the process
  • Not all mortgage bankers are created equally
  • Each mortgage banker has their own mortgage lender overlays
  • Lenders may have overlays beyond the minimum guidelines set by FHA, FANNIE MAE, FREDDIE MAC, VA, or USDA
  • Borrowers who got denied for a residential mortgage loan from one mortgage banker can apply to a different mortgage banker
  • Every mortgage banker has their own mortgage lending guidelines
  • So if one mortgage banker does not like a particular credit and financial profile, that does not mean another mortgage banker will
  • Like banks, each mortgage banker might have their minimum credit score requirements and debt to income caps
  • For example, some mortgage banker might not accept any borrowers with a credit score lower than 640
  • Other mortgage bankers may take on a borrower with a minimum credit score of 620

Gustan Cho Associates is one of the few direct lenders in the country with no overlays on government and conventional loans.

Are Mortgage Brokers Lenders?

Mortgage brokers are middleman who help borrowers and match them with mortgage lenders. Mortgage Brokers are not lenders and do not use their own money to fund loans. Borrowers do not have to pay brokers. Mortgage Brokers get paid a commission by direct lenders.

  • Mortgage Brokers are middleman who get a commission from direct lenders for matching up borrowers who meet a lenders mortgage requirements
  • Disadvantage of dealing with mortgage brokers is that they are not lenders so they have no control over the mortgage process

In return, mortgage brokers are paid a commission called yield spread premium by lenders.

  • Mortgage brokers normally have a few mortgage lenders with various different mortgage lending guidelines
  • Hiring mortgage brokers will be ideal for borrowers with prior credit problems or high debt to income ratios
  • Instead of contacting direct lenders themselves, the mortgage broker will often have a database of mortgage lenders
  • Mortgage brokers can represent mortgage lenders who have no mortgage lender overlays
  • Borrowers who are a rate shopper can hire a mortgage broker where the broker can shop for the best rates in the country
  • There are mortgage bankers who are also mortgage brokers
  • These mortgage bankers will broker a mortgage loan that they cannot do due to their own mortgage lender overlays

Mortgage After Bankruptcy And Foreclosure

Borrowers who have had a prior bankruptcy, foreclosure, deed in lieu of foreclosure, short sale, late payments, outstanding collections/charge offs, or recent late payments, a mortgage broker may be able to help since they can shop for direct lenders that may have no overlays. Brokers can match borrowers with less than perfect credit with lenders.

Borrowers who need to qualify for mortgage with direct lender with no overlays on government and conventional loans, please contact us at The Gustan Cho Team at Loan Cabin at 262-716-8151 or text us for faster response. Or email us at gcho@loancabin.com.  Over 80% of our borrowers are folks who could not qualify at banks or mortgage bankers due to their mortgage lender overlays.  We are available 7 days a week, evenings, weekends, and holidays.

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