Home Loan With Bad Credit

Home Loan With Recent Late Payment

Gustan Cho Associates

If you are seeking a home loan with bad credit, FHA loan is the best route to take.  FHA loans have extremely loose mortgage lending guidelines when it comes to prior bad credit, bankruptcy, foreclosure, deed in lieu of foreclosure, open collection accounts, judgments, tax liens, charge offs, and low credit scores.  The Federal Housing Administration fully understands that people have gone through periods of hard time such as unemployment, loss of business, divorce, medical issues, and other extenuating circumstances.  The Federal Housing Administration, FHA, is under the direction of the United States Department of Housing and Urban Development, also referred to as HUD, and is not a mortgage lender.  They are a government entity that insures residential owner occupant mortgage loans to private mortgage lenders.  The mortgage lender needs to be FHA approved and need to follow FHA mortgage lending guidelines in order for their FHA loans to be insured through FHA in the case of borrower default which leads to foreclosure and loss.  FHA has created specific guidelines when it comes to home loan with bad credit.

Prior Bad Credit

Prior Bad Credit And Home Loans

Gustan Cho Associates

A mortgage loan borrowers can qualify for a FHA insured mortgage loan with credit scores as low as 500 FICO. However, if your credit scores fall between 500 FICO and 579 FICO, a 10% minimum down payment is required.  FHA allows home buyers to qualify for a FHA insured mortgage loan with as little as a 3.5% down payment, however, to qualify for a 3.5% down payment home purchase FHA mortgage loan, the mortgage loan borrower needs a 580 FICO minimum credit score.  There are reasons why a mortgage loan applicant has credit scores under 640 FICO.  Credit scores under 640 FICO is considered poor credit scores.  A mortgage loan applicant can have prior bad credit and qualify for a mortgage loan.  A mortgage applicant can have open collection accounts with credit balances and does not have to pay off the credit balance off in order to qualify for a mortgage loan.  A FHA mortgage loan applicant can have a prior bankruptcy and qualify for a mortgage loan.  There is a 2 year mandatory waiting period to qualify for a FHA loan from the date of the discharge of the bankruptcy.  A mortgage loan applicant can qualify for a FHA insured mortgage loan after a foreclosure and /or after a deed in lieu of foreclosure after three years from the recorded date of the foreclosure and/or deed in lieu of foreclosure.  A mortgage loan applicant can qualify for a residential mortgage loan after 3 years from the short sale date of their property.  A mortgage applicant can qualify for a FHA insured mortgage loan with a judgment and/or tax lien as long as a written payment agreement is in effect and the mortgage loan applicant can show they have been making at least three payments by providing three canceled checks.  A FHA mortgage loan applicant can qualify for a FHA insured mortgage loan with prior charge offs.

FHA Loan With Bad Credit

FHA is extremely generous when it comes to their mortgage lending guidelines for home buyers with prior bad credit.  PRIOR BAD CREDIT is the key phrase here and not recent late payments.  FHA is extremely tough when it comes to recent late payments and so are FHA approved mortgage lenders.  FHA does not condone home buyers or refinance mortgage loan applicants with any recent late payments.  Most mortgage lenders will not approve a mortgage loan applicant if they had a late payment in the past 12 months.  However, if a mortgage loan applicant had just one late payment in the past 12 months, there is a possibility that the mortgage loan applicant may get a pass. The most common problem most people who come to me to apply for a mortgage loan with recent late payments are folks who had a recent late payment on credit card bills.

Recent Late Payment On Credit Card Bills

Recent Late Payment On Credit Card Payments

Gustan Cho Associates

90% of the recent late payments on a mortgage loan applicant cases I see are recent late payment on credit card payments.  That monthly minimum credit card payment is so important.  Even if your minimum payment is $5 dollar and if you skip that $5 dollar minimum due payment and decide to pay off the entire credit card balance the following month, it will destroy your credit scores.  The credit card company will report a 30 days late on your credit report and that late payment will stay on your credit report and be part of your credit history for the next 7 years.  That one $5 dollar late payment in the past 12 months can kill the chances of you getting a mortgage loan.   The good news is that if you have one recent late payment such as a recent late payment on credit card payment, there may be a solution where you can still qualify for a mortgage loan.

Contact Creditor And If You Can Get One Time Reprieve

If you have a recent late payment on credit card payment, auto loan payment, or any other credit payment and this was your only late payment and had a good payment history with your creditor, contact the creditor and see if they will remove the recent late payment history as a one time good will gesture.  Tell them nicely that it was a total oversight on your part and that the recent late payment history is hindering your chances of qualifying for a mortgage loan.  Many times the creditor will check your overall payment history with them and will make a one time exception and remove the recent late payment history off your credit report. If the customer service representative tells you that they cannot remove the recent late payment off your credit report, ask to speak to a supervisor.  Many times when the customer service representative says no and you ask to speak to a supervisor, the supervisor may give you sympathy and take the recent late payment off your record.  One recent late payment on your credit report can plummet your credit scores by more than 50 plus points.  Whether it is a $5 dollar minimum payment that you were late or $400 dollar payment you were late, they will both impact your credit scores the same and a recent late payment is considered a late payment period no matter how much the minimum payment it is.

Consult With Mortgage Broker

Instead of applying to a bank, consult with a mortgage broker and explain the recent late payment to the mortgage broker.  Mortgage brokers represent multiple mortgage lenders and the mortgage broker can check with the various mortgage lenders he or she represents.  Not all mortgage lenders will disqualify you for a mortgage loan just for having one recent late payment.

 Letter Of Explanation

If you had a recent late payment and you have found a mortgage lender that will take on your deal, the chances are that they will require a detailed letter of explanation.  The letter of explanation does not need to be a novel.  It just needs to state the facts and if you can provide supporting documents, it will be greatly to your advantage.  One case scenario where I ran into a mortgage loan applicant with a recent late payment on his credit report was that the mortgage loan applicant did not use one of his credit cards for some time.  Renewal time came and he did not realize that the renewal annual fee was $75 dollars and a minimum payment of $10 dollars was due.  He did not think nothing of it until he had to apply for a mortgage and the late payment history showed up on his credit report.  This did a lot of damage and the credit card company would not remove the recent late payment record off his credit report.  However, the mortgage loan applicant provided supporting documents along with a letter of explanation and everything was fine.

All in all, one recent late payment will not disqualify you from getting a mortgage loan approval.  Multiple late payments all at the same time due to an extenuating circumstances can also not bar you from a mortgage loan approval.  However, recent late payments throughout the past 12 months will definitely not qualify your for a mortgage loan.

Related> Late payments: Can I qualify for a mortgage loan?

Related> Recent late payments: Home loan with bad credit

The information contained on Gustan Cho Associates website is for informational purposes only and is not an advertisement for products offered by The Gustan Cho Team @ Gustan Cho Associates or its affiliates. The views and opinions expressed herein are those of the author and/or guest writers of Gustan Cho Associates Mortgage & Real Estate Information Resource Center website and do not reflect the policy of Gustan Cho Associates Lenders Network, its officers, subsidiaries, parent, or affiliates.

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