To determine the value of the property you are purchasing or refinancing, an appraisal will be required. An appraisal report is a written description and estimate of the value of the property. National standards govern not only the format for the appraisal; they also specify the appraiser's qualifications and credentials. In addition, most states now have licensing requirements for appraisers evaluating properties located within their states. Interlinq E3 only uses licensed, experienced appraisers who are familiar with your neighborhood.

The appraiser will create a written report for us and you'll be given a copy at your loan closing. If you'd like to review it earlier, your loan advisor would be happy to provide it to you.

Usually the appraiser will inspect both the interior and exterior of the home, however, in some cases, only an exterior inspection will be necessary based on your financial strength and the location of the home. Exterior-only inspections usually save time and money, but if you're purchasing a new home, your loan advisor will contact you to determine if you'd be more comfortable with a full inspection.

After the appraiser inspects the property, they will compare the qualities of your home with other homes that have sold recently in the same neighborhood. These homes are called "comparables" and play a significant role in the appraisal process. Using industry guidelines, the appraiser will try to weigh the major components of these properties (i.e., design, square footage, number of rooms, lot size, age, etc.) to the components of your home to come up with an estimated value of your home. The appraiser adjusts the price of each comparable sale (up or down) depending how it compares (better or worse) with your property.

As an additional check on the value of the property, the appraiser also estimates the replacement cost for the property. Replacement cost is determined by valuing an empty lot and estimating the cost to build a house of similar size and construction. Finally, the appraiser reduces this cost by an age factor to compensate for depreciation and deterioration.

If your home is for investment purposes, or is a multi-unit home, the appraiser will also consider the rental income that will be generated by the property to help determine the value.

Using these three different methods, an appraiser will frequently come up with slightly different values for the property. The appraiser uses judgment and experience to reconcile these differences and then assigns a final appraised value.

The comparable sales approach is the most important valuation method in the appraisal because a property is worth only what a buyer is willing to pay and a seller is willing to accept.

It is not uncommon for the appraised value of a property to be exactly the same as the amount stated on your sales contract. This is not a coincidence, nor does it question the competence of the appraiser. Your purchase contract is the most valid sales transaction there is. It represents what a buyer is willing to offer for the property and what the seller is willing to accept. Only when the comparable sales differ greatly from your sales contract will the appraised value be very different.

In addition to verifying that your home's value supports your loan request, Interlinq E3 will also verify that your home is as marketable as others in the area. We'll want to be confident that if you decide to sell your home, it will be as easy to market as other homes in the area.

We certainly don't expect that you'll default under the terms of your loan and that a forced sale will be necessary, but as the lender, we'll need to make sure that if a sale is necessary, it won't be difficult to find another buyer.

We'll review the features of your home and compare them to the features of other homes in the neighborhood. For example, if your home is on a 20 acre lot, or has a large accessory building, we'll want to make sure that there are other homes in the area on similar size lots or with similar outbuildings. It is hard to place a value on such unique features if we can't see what other buyers are willing to pay for them. In some areas, additional acreage or outbuildings could actually be a detriment to a future sale. Finding comparable properties can be more challenging in rural areas where it is more difficult to find homes that have similar features.

We'll also make sure that the value of your home is in the same range as other homes in the area. If the value of your home is substantially more than other homes in the neighborhood, it could affect the market acceptance of the home if you decide to sell.

We'll also review the market statistics about your neighborhood. We'll look at the time on the market for homes that have sold recently and verify that values are steady or increasing.

Both a home inspection and an appraisal are designed to protect you against potential issues with your new home. Although they have totally different purposes, it makes the most sense to rely on each to help confirm that you've found the perfect home.

The appraiser will make note of obvious construction problems such as termite damage, dry rot or leaking roofs or basements. Other obvious interior or exterior damage that could affect the salability of the property will also be reported.

However, appraisers are not construction experts and won't find or report items that are not obvious. They won't turn on every light switch, run every faucet or inspect the attic or mechanicals. That's where the home inspector comes in. They generally perform a detailed inspection and can educate you about possible concerns or defects with the home.

Accompany the inspector during the home inspection. This is your opportunity to gain knowledge of major systems, appliances and fixtures, learn maintenance schedules and tips, and to ask questions about the condition of the home.

As soon as we receive your appraisal, we'll contact you via e-mail with the estimated value of the home. As a standard practice Interlinq E3 will provide a copy of your appraisal at closing. We will also post of copy of the appraisal in our Loan Status area so that you can log in and print a copy whenever you'd like.

Licensed appraisers who are familiar with home values in your area perform appraisals. We order the appraisal as soon as the application deposit is paid. Generally, it takes 10-14 days before the written report is sent to us. We follow up with the appraiser to insure that it is completed as soon as possible. If you are refinancing, and an interior inspection of the home is necessary, the appraiser should contact you to schedule a viewing appointment. If you don't hear from the appraiser within seven days of the order date, please inform your loan advisor. If you are purchasing a new home, the appraiser will contact the real estate agent, if you are using one, or the seller to schedule an appointment to view the home.

Since the value and marketability of condominium properties is dependent on items that don't apply to single family homes, there are some additional steps that must be taken to determine if condominiums meet our guidelines. One of the most important factors is determining if the project that the condominium is in is complete. In many cases, it will be necessary for the project, or at least the phase that your unit is located in, to be complete before we can provide financing. The main reason for this is, until the project is complete, we can't be certain that the remaining units will be of the same quality as the existing units. This could affect the marketability of your home.

In addition, we'll consider the ratio of non-owner occupied units to owner-occupied units. This could also affect future marketability since many people would prefer to live in a project that is occupied by owners rather than renters.

We'll also carefully review the appraisal to insure that it includes comparable sales of properties within the project, as well as some from outside the project. Our experience has found that using comparable sales from both the same project as well as other projects gives us a better idea of the condominium project's marketability.

Depending on the percentage of the property's value you'd like to finance, other items may also need to be reviewed.

Federal Law requires all lenders to investigate whether or not each home they finance is in a special flood hazard area as defined by FEMA, the Federal Emergency Management Agency. The law can't stop floods. Floods happen anytime, anywhere. But the flood disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994 helps ensure that you will be protected from financial losses caused by flooding.

We use a third party company who specializes in the reviewing of flood maps prepared by FEMA to determine if your home is located in a flood area. If it is, then flood insurance coverage will be required, since standard homeowner's insurance doesn't protect you against damages from flooding.

We define manufactured housing as housing units that are factory built with a steel undercarriage that remains as a structural component and limits the structure to a single story. These types of manufactured homes are sometimes known as mobile homes. We do not consider other factory-built housing (not built on a permanent chassis), such as modular, prefabricated, panelized, or sectional housing, to be manufactured housing. If your home is one of these types, please complete the application indicating that your home is a single family home.

In order to qualify for our loan programs a manufactured home must meet the following requirements:

• A manufactured home is any dwelling built on a permanent chassis and attached to a permanent foundation system.
  
  
• Be a one-family dwelling that is legally classified as real property.
  
  
• The towing hitch, wheels, and axles must have been removed and the home must be permanently attached to a foundation system that meets state and local codes as well as the manufacturer’s requirements.
  
  
• Foundation system must be appropriate for the soil conditions for the site and meet local and state codes.
  
  
• The land on which the manufactured home is situated must be owned by you. We do not provide financing for manufactured homes located on rented or leased land.
  
  
• Must have been built in compliance with the Federal Manufactured Home Construction and Safety Standards that were established June 15, 1976. Generally, compliance with these standards will be evidenced by the presence of a HUD Data Plate that is affixed near the main electrical panel of the home or in another readily accessible and visible location.
  
  
• Must be at least double-width, 24 feet wide, and have a minimum 600 square feet of gross living area. Must be acceptable to typical purchasers in the market area.

If you're looking for a mortgage it may be tempting to pick up the phone book or to visit your local bank, after all that's how people have done it forever. Before you do - check out some of the advantages of shopping online for a mortgage.

Rates and fees are lower saving you up to $1000.

Seem impossible? Well it's not! Shopping for a mortgage or home equity loan on the Internet is like using a self-service gas station - it saves you money without affecting the quality of the product

You'll do some of the work yourself by completing our online application and we won't have to pay a commissioned loan officer to do the job for you. Interlinq E3 passes that savings on to you with a lower interest rate - up to .25% lower than you'd pay a traditional mortgage lender.

If you are borrowing $175,000, the .25% savings equates to a monthly payment that is significantly lower. You'll save $360 per year - over $1000 in just three years and thousands more if you keep your loan longer!

Faster, easier comparison shopping

To get an accurate cost comparison of traditional lenders you need to contact each of them and spend time collecting the appropriate data to decide who has the best loan options available. That in itself can be pretty time consuming, and to top it off, interest rates can change daily. If you don't get all your quotes the same day you still may not know who has the best rate.

The web makes getting an apples-to-apples mortgage comparison easier than ever!

Apply at your convenience.

There's no need to make an appointment with a loan officer when you choose an online lender. You can complete the loan application in the morning or at midnight in the convenience of your own home without any pressure to make a final decision until you are ready!

Personal Assistance whenever you need it.

All online lenders offer personalized support during the entire loan process. At anytime, you can call or e-mail a loan advisor who can answer your questions or provide some advice. Some of the lenders also provide online status information that is available 24 hours a day - you won't have to wait for a loan officer to call you back.

Interest rates fluctuate based on a variety of factors, including inflation, the pace of economic growth and Federal Reserve policy. Over time, inflation has the largest influence on the level of interest rates. A modest rate of inflation will almost always lead to low interest rates, while concerns about rising inflation normally cause interest rates to increase. Our nation's central bank, the Federal Reserve, implements policies designed to keep inflation and interest rates relatively low and stable.

Interlinq E3 is a totally online lending service. Most traditional lenders employ loan officers who meet with borrowers in person to take loan applications and are generally paid on commissions. Since you will complete our online application, there's no need for a commissioned loan officer. We pass on those savings to you by providing the lowest rates and fees available!

Instead of a loan officer, we'll assign your file to a loan advisor who will be available by phone, e-mail, or online chat to answer any questions you may have and to guide you through the mortgage process. Our loan advisor average over eight years experience in the mortgage industry. Their single purpose is to amaze you with our customer service!

Mortgage interest rate movements are as hard to predict as the stock market and no one can really know for certain whether they'll go up or down.

If you have a hunch that rates are on an upward trend then you'll want to consider locking the rate as soon as you are able. Before you decide to lock, make sure that your loan can close within the lock in period. It won't do any good to lock your rate if you can't close during the rate lock period. If you're purchasing a home, review your contract for the estimated closing date to help you choose the right rate lock period. If you are refinancing, in most cases, your loan could close within 30 days. However, if you have any secondary financing on the home that won't be paid off, allow some extra time since we'll need to contact that lender to get their permission.

If you think rates might drop while your loan is being processed, take a risk and let your rate "float" instead of locking. You can watch rates and lock in at any time, but at least 5 days prior to your closing. After you apply, you can lock in online 24 hours a day by visiting the Loan Status area of our site.

At Interlinq E3, you can lock in your interest rate and discount points as soon as your loan is approved and you pay the application deposit to cover the cost of your appraisal and the final credit report. If you complete your application today, and your request is approved online, you'll have the opportunity to pay the application deposit via credit card and can lock in your great rate immediately.

If we need to review your information before providing your loan approval, a loan advisor will contact you within 3 business hours and you'll have the opportunity to lock your rate and fees then.

However, if you think rates might be going lower, or if you aren't able to close within our lock periods, you can also "float" the interest rate and lock in at a later date of your choice.

What is a Rate Lock?

A lock is an agreement by the borrower and the lender and specifies the number of days for which a loan's interest rate, discount points and rebate are guaranteed. Should interest rates rise during that period, Interlinq E3 is obligated to honor the committed interest rate, discount points and rebate. Should interest rates fall during that period, you will also be required to honor the lock-in agreement - lower rates and fees will not be available.

When Can I Lock?

If your application is approved online you'll be given the opportunity to lock in your interest rate and discount points immediately. If your loan is not approved online, your loan advisor will contact you within three business hours to discuss your application. After your loan is approved, you can lock your interest rate and discount points.

Do I Have to Lock?

If you prefer not to lock your rate when your loan is approved, you can choose to "float" and lock in later - at the rate and discount points in affect when you choose to lock.

If you "float", you must lock in your rate at least 5 days prior to closing so that we can prepare your closing documents.

Is There a Charge for Locking an Interest Rate?

Interlinq E3 does not charge a fee for locking in your interest rate, however prior to locking in an interest rate we'll need to collect an application deposit. The application deposit is not another fee - it's to cover the cost of the appraisal and credit report. The deposit will be credited towards your costs at closing.

What Lock Periods are Available?

We currently offer 30, 45, and 60 day lock-in periods. Generally the shorter the lock period, the lower the interest rate or fees. But before you choose a lock period, make sure that it really meets your needs. Getting a lower rate or fees by choosing a shorter lock period may not be beneficial if your loan won't be ready to close that quickly.

What happens if I do lock a rate and then can't close by the expiration date?

If your loan cannot close within your rate lock period, you can re-lock your rate and discount points for an additional 30 days at an interest rate to be determined. There maybe additional fees for this extension. Please note that once your rate has been guaranteed you will not be allowed to use our published pricing to determine the interest rate, discount points, or rebate that may be offered if your rate lock expires.

What happens if interest rates go down after I lock my rate and discount points?

Once Interlinq E3 accepts your lock, the rate and fees are not negotiable. You'll be expected to close at the rate and fees you locked, regardless of current rates. This policy is necessary because of commitments we make to our investors.

Home equity rates are generally very stable. Mortgage interest rates change daily, but home equity rates rarely change more than monthly. As soon as your loan is approved and you pay the application deposit for the appraisal and credit report, we will automatically lock in your interest rate and you'll have 60 days to close your loan at that interest rate.

None of the mortgages we offer have penalties for prepayment. You can pay off your mortgage anytime with no additional charges. Some of the home equity loans we offer may include prepayment penalties. Contact a loan advisor for more details.

The maximum percentage of your home's value depends on the purpose of your loan, how you use the property, and the loan type you choose. Generally you can borrow more for a property that you occupy as your primary residence than you can borrow for a vacation home or an investment property. It also makes a difference whether your looking to purchase a new home or refinance a home you already own.

Complete the rate search information to request a rate quote to find out if we have a product that meets your needs!

The Federal Truth in Lending Act requires that all financial institutions disclose the Annual Percentage Rate (APR) when they advertise a rate. The APR is designed to present the actual cost of obtaining financing, by requiring that some, but not all, closing fees are included in the APR calculation. These fees in addition to the interest rate determine the estimated cost of financing over the full term of the loan.

For adjustable rate mortgages, the APR can be complex. Since no one knows exactly what market conditions will be in the future, assumptions must be made regarding future rate adjustments.

You can use the APR as a guideline to shop for loans but you should not depend solely on the APR in choosing the loan program that's best for you. Also, the APR doesn't include all the closing costs. Look at total fees, possible future rate adjustments (for ARM loans) and the length of time you plan to have your mortgage.

Don't forget that the APR is an effective interest rate - not the actual interest rate. Your monthly payments will be based on the actual interest rate, the amount you borrow, and the term of your loan.

You may also want to use the Fannie Mae True Cost Calculator available in our Resource Center to help you compare mortgage options.

There's no cost at all for completing our application. After your loan is approved, you can decide whether you wish to pay the application deposit to cover the cost of the appraisal and final credit report so that you can lock in an interest rate and we can begin to process your request.

The simple rule of thumb for determining if it makes sense to refinance is to analyze the amount that it will cost you to refinance compared to the monthly savings you'll have by reducing your payment. By dividing the cost of refinancing by the monthly savings you can determine how many monthly payments you'll have to make before you've recaptured the initial refinance cost. If you plan on staying in your home longer than the recapture time it may make sense for you to refinance.

If you are looking to obtain cash for some of the equity in your home, but the interest rate on your current first mortgage is near or lower than current mortgage rates, you may want to consider a home equity loan. With a home equity loan you can obtain the cash you need without paying off your existing first mortgage. If you don't need cash right now or want to have easy access to funds in the future, a home equity line of credit may be just what you are looking for!

To fully analyze whether it's the time to refinance or to obtain a home equity loan you'll have to look deeper. The remaining term of your current loan must also be considered, as well as your tax bracket. There are some calculators in our Resource Center to help you determine if it's the right time to refinance.

A home equity loan is generally a second mortgage against your home, meaning it is a loan that you take out using your home as collateral without paying off your first mortgage. A refinance typically means that you'll be paying off your existing first mortgage and replacing it with a new first mortgage.

Determining whether it's best to refinance or to obtain a home equity loan is very complicated and depends on many factors. You should consider contacting your tax advisor to determine what makes the most sense for you.

In general, a home equity loan should be considered:

·The lower the interest rate on your first mortgage is
·The shorter the remaining term on your first mortgage is
·The shorter the term is on the second mortgage you are considering
·The higher the rate and points on a new first mortgage
·The requirement of mortgage insurance for a new first mortgage

Comparing monthly payments of your existing first mortgage and a new home equity loan as opposed to a new first mortgage should help. You should also keep in mind the term of each of your loans, especially if monthly payment is not a significant issue for you.

A 15-year fixed-rate mortgage gives you the ability to own your home free and clear in 15 years. And, while the monthly payments are somewhat higher than a 30-year loan, the interest rate on the 15-year mortgage is usually a little lower, and more importantly - you'll pay less than half the total interest cost of the traditional 30-year mortgage.

However, if you can't afford the higher monthly payment of a 15-year mortgage don't feel alone. Many borrowers find the higher payment out of reach and choose a 30 year mortgage. It still makes sense to use a 30 year mortgage for most people.

Who Should Consider a 15-year mortgage?

The 15-year fixed rate mortgage is popular with young homebuyers with sufficient income to meet the higher monthly payments to pay off the house before their children start college. They own more of their home faster with this kind of mortgage, and can then begin to consider the cost of higher education for their children without having a mortgage payment to make as well. Other homebuyers, who are more established in their careers, have higher incomes and whose desire is to own their homes before they retire, may also prefer this mortgage.

Advantages and Disadvantages of a 15-Year mortgage.

The 15-year fixed rate mortgage offers three big advantages for most borrowers.
1. You own your home in half the time it would take with a traditional 30 year mortgage.
2. You save more than half the amount of interest of a 30-year mortgage. Lenders usually offer this mortgage at a slightly lower interest rate than with 30-year loans - typically up to .5% lower. It is this lower interest rate added to the shorter loan life that creates real savings for 15-year fixed rate borrowers.

The possible disadvantages associated with a 15-year rate mortgage are :
1. The monthly payments for this type of loan are roughly 10 percent to 15 percent higher per month than the payment for a 30-year.

2. Because you'll pay less total interest on the 15-year fixed rate mortgage, you won't have the maximum mortgage interest tax deduction possible.

3. You may be better off, in the long run, by investing the extra amount you are applying towards your monthly mortgage payment in other investments.

Compare Them Yourself

Use the 15 year to 30 year comparison calculator located in our Resource Center to help decide which loan term is best for you.

Discount points are considered a form of interest. Each discount points is equal to one percent of the loan amount. You pay them, up front, at your loan closing in exchange for a lower interest rate over the life of your loan. This means more money will be required at closing, however, you will have lower monthly payments over the term of your loan.

To determine whether it makes sense for you to pay discount points, you should compare the cost of the discount points to the monthly payments savings created by the lower interest rate. Divide the total cost of the discount points by the savings in each monthly payment. This calculation provides the number of payments you'll make before you actually begin to save money by paying discount points. If the number of months it will take to recoup the discount points is longer than you plan on having this mortgage, you should consider the loan program option that doesn't require discount points to be paid.

If you'd prefer not to make this calculation the "old-fashioned way", check out the discount points calculator in our Resource Center.

An adjustable rate mortgage, or an "ARM" as they are commonly called is a loan type that offers a lower initial interest rate than most fixed rate loans. The trade off is that the interest rate can change periodically, usually in relation to an index, and the monthly payment will go up or down accordingly.

Against the advantage of the lower payment at the beginning of the loan, you should weigh the risk that an increase in interest rates would lead to higher monthly payments in the future. It's a trade-off. You get a lower rate with an ARM in exchange for assuming more risk.

For many people in a variety of situations, an ARM is the right mortgage choice, particularly if your income is likely to increase in the future or if you only plan on being in the home for 3 to 5 years.

Here's some detailed information explaining how ARM's work.

Adjustment Period

With most ARMs, the interest rate and monthly payment are fixed for an initial time period such as one year, three years, five years, or seven years. After the initial fixed period, the interest rate can change every year after. For example, one of our most popular adjustable rate mortgages is a 5 year ARM. The interest rate will not change for the first 5 years (the initial adjustment period) but can change every year after the first 5 years.

Index

Our ARM interest rate changes are tied to changes in an index rate. Using an index to determine future rate adjustments provides you with assurance that rate adjustments will be based on actual market conditions at the time of the adjustment. The index we use is the U.S. Treasury Securities weekly average. The current value of this index is published weekly in the Wall Street Journal. The Treasury Securities weekly average index usually goes up and down with the general movement of interest rates. If the index rate moves up so does your mortgage interest rate, and you will probably have to make a higher monthly payment. On the other hand, if the index rate goes down your monthly payment may decrease.

Margin

To determine the interest rate on an ARM, we'll add a pre-disclosed amount to the index called the "margin". The margin used for all of our ARM products is 2.75%. If you're still shopping, comparing one lender's margin to another's can be more important than comparing the initial interest rate, since it will be used to calculate the interest rate you will pay in the future.

Interest-Rate Caps

An interest-rate cap places a limit on the amount your interest rate can increase or decrease. There are two types of caps:

1. Periodic or adjustments caps, which limit the interest rate increase from one adjustment period to the next.

2. Overall or lifetime caps, which limit the interest rate increase over the life of the loan.

As you can imagine, interest rate caps are very important since no one knows what can happen in the future. All of the ARM's we offer have both adjustment and lifetime caps. Please see each product description for full details.

Negative Amortization

"Negative Amortization" occurs when your monthly payment changes to a payment amount less than the amount required to pay interest due. If a loan has negative amortization, you might end up owing more than you originally borrowed. None of the ARM's we offer allow for negative amortization.

Prepayment Penalties

Some lenders may require you to pay special fees or penalties if you pay off the ARM early. We never charge a penalty for prepayment.

Contact a Loan Advisor

Selecting a mortgage may be the most important financial decision you will make and you are entitled to all the information you need to make the right decision. Don't hesitate to contact a loan advisor if you have questions about the features of our adjustable rate mortgages.

A home equity line is a form of revolving credit in which your home serves as collateral. Because your home is likely to be your largest asset, you should consider a home equity line of credit for the purchase of major items such as education, home improvements, or medical bills and not for day-to-day expenses.

With a home equity line, you will be approved for a specific amount of credit—your credit limit—meaning the maximum amount you can borrow at any one time while you have the plan. Since you can get approved for an amount of credit now and not access the funds until you need them, a home equity line of credit is a good choice if you simply want the ability to access cash as you need it.

With our home equity line, you'll have the ability to access funds, up to the amount of your credit limit, by simply writing a check. A supply of checks will be sent to you after closing.

The monthly payment for a home equity loan is typically based on your daily balance and the daily interest rate.

If you are thinking about a home equity line of credit you also might want to consider a more traditional second mortgage loan. This type of loan provides you with a fixed amount of money repayable over a fixed period. Usually the payment schedule calls for equal payments that will pay off the entire loan within that time. You might consider a traditional second mortgage loan instead of a home equity line if, for example, you need a set amount for a specific purpose, such as an addition to your home.

A home loan often involves many fees, such as the appraisal fee, title charges, closing fees and state or local taxes. These fees vary from state to state and also from lender to lender. Any lender or broker should be able to give you an estimate of their fees, but it is more difficult to tell which lenders have done their homework and are providing a complete and accurate estimate. Interlinq E3 takes fee quotes very seriously. We've completed the research necessary to make sure that our fee quotes are accurate to the city level - and that is no easy task!

To assist you in evaluating our fees, we've grouped them as follows:

Third Party Fees

Fees that we consider third party fees include the appraisal fee, the credit report fee, the settlement or closing fee, the survey fee, tax service fees, title insurance fees, flood certification fees, and courier/mailing fees.

Third party fees are fees that we'll collect and pass on to the person who actually performed the service. For example, an appraiser is paid the appraisal fee, a credit bureau is paid the credit report fee and a title company or an attorney is paid the title insurance fees.

Typically, you'll see some minor variances in third party fees from lender to lender since a lender may have negotiated a special charge from a provider they use often or chooses a provider that offers nationwide coverage at a flat rate. You may also see that some lenders absorb minor third party fees such as the flood certification fee, the tax service fee or courier/mailing fees.

Taxes and Other Unavoidables

Fees that we consider to be taxes and other unavoidables include: State/Local Taxes and recording fees. These fees will most likely have to be paid regardless of the lender you choose. If some lenders don't quote you fees that include taxes and other unavoidable fees, don't assume that you won't have to pay it. It probably means that the lender who doesn't tell you about the fee hasn't done the research necessary to provide accurate closing costs.

Lender Fees

Fees such as discount points, document preparation fees and loan processing fees are retained by Interlinq E3 and are used to provide you with the lowest rates possible.

This is the category of fees that you should compare very closely from lender to lender before making a decision.

Required Advances

You may be asked to prepay some items at closing that will actually be due in the future. These fees are sometimes referred to as prepaid items.

One of the more common required advances is called "per diem interest" or "interest due at closing" . All of our mortgages have payment due dates of the 1st of the month. If your loan is closed on any day other than the first of the month, you'll pay interest, from the date of closing through the end of the month, at closing. For example, if the loan is closed on June 15, we'll collect interest from June 15 through June 30th at closing. This also means that you won't make your first mortgage payment until August 1st. This type of charge should not vary from lender to lender, and does not need to be considered when comparing lenders. All lenders will charge you interest beginning on the day the loan funds are disbursed, it is simply a matter of when it will be collected.

If an escrow or impound account will be established, you will make an initial deposit into the escrow account at closing so that sufficient funds are available to pay the bills when they become due.

If your loan requires mortgage insurance, the first month or so of the mortgage insurance will be collected at closing. Whether or not you must purchase mortgage insurance depends on the size of the down payment you make.

If your loan is a purchase, you'll also need to pay for your first year's homeowner's insurance premium prior to closing. We consider this to also be a required advance.

A home equity loan often can involve fees, such as the appraisal fee, title charges, fees and state or local taxes. These fees vary from state to state and also from lender to lender. Any lender should be able to give you an estimate of their fees. It is more difficult to tell which lenders have done their homework and are providing a complete and accurate estimate. We take fee quotes very seriously. We've completed the research necessary to make sure that our fee quotes are accurate to the city level – and that is no easy task!

If you have any other questions about fees, please contact one of our loan advisors – they would be happy to help!

We'd be happy to review your pre-approval for a higher loan amount or to change your loan type! Just contact your loan advisor and we'll quickly update your pre-approval if possible.

If your loan can't close and disburse by your rate lock expiration date, you can re-lock your rate and discount points at anytime for the same period of time as your original lock. The new rate and discount points will be based on your original rate and discount points, or our pricing at the time you re-lock whichever is higher. Contact your loan advisor for more information.

First of all, let's make sure that we mean the same thing when we discuss "mortgage insurance". Mortgage insurance should not be confused with mortgage life insurance, which is designed to pay off a mortgage in the event of a borrower' s death. Mortgage insurance makes it possible for you to buy a home with less than a 20% down payment by protecting the lender against the additional risk associated with low down payment lending. Low down payment mortgages are becoming more and more popular, and by purchasing mortgage insurance, lenders are comfortable with down payments as low as 3 - 5% of the home's value. It also provides you with the ability to buy a more expensive home than might be possible if a 20% down payment were required.

The mortgage insurance premium is based on loan to value ratio, type of loan, and amount of coverage required by the lender. Usually, the premium is included in your monthly payment and one to two months of the premium is collected as a required advance at closing.

It may be possible to cancel private mortgage insurance at some point, such as when your loan balance is reduced to a certain amount - below 75% to 80% of the property value. Recent Federal Legislation requires automatic termination of Mortgage Insurance for many borrowers when their loan balance has been amortized down to 78% of the original property value. If you have any questions about when your mortgage insurance could be cancelled, please contact your loan advisor.

If you've ever purchased a home before, you may already be familiar with the benefits and terms of title insurance. But if this is your first home loan or you are refinancing, you may be wondering why you need another insurance policy.

The answer is simple: The purchase of a home is most likely one of the most expensive and important purchases you will ever make. You, and especially your mortgage lender, want to make sure the property is indeed yours: That no individual or government entity has any right, lien, claim, or encumbrance on your property.

The function of a title insurance company is to make sure your rights and interests to the property are clear, that transfer of title takes place efficiently and correctly, and that your interests as a homebuyer are fully protected.

Title insurance companies provide services to buyers, sellers, real estate developers, builders, mortgage lenders and others who have an interest in real estate transfer. Title companies typically issue two types of title policies:

1) Owner's Policy. This policy covers you, the homebuyer.

2) Lender's Policy. This policy covers the lending institution over the life of the loan.

Both types of policy are issued at the time of closing for a one-time premium, if the loan is a purchase. If you are refinancing your home, you probably already have an owner's policy that was issued when you purchased the property, so we'll only require that a lender's policy be issued.

Before issuing a policy, the title company performs an in-depth search of the public records to determine if anyone other than you has an interest in the property. The search may be performed by title company personnel using either public records or, more likely, the information contained in the company's own title plant.

After a thorough examination of the records, any title problems are usually found and can be cleared up prior to your purchase of the property. Once a title policy is issued if any claim, which is covered under your policy is ever filed against your property, the title company will pay the legal fees involved in the defense of your rights. They are also responsible to cover losses arising from a valid claim. This protection remains in effect as long as you or your heirs own the property.

The fact that title companies try to eliminate risks before they develop makes title insurance significantly different from other types of insurance. Most forms of insurance assume risks by providing financial protection through a pooling of risks for losses arising from an unforeseen future event, say a fire, accident or theft. On the other hand, the purpose of title insurance is to eliminate risks and prevent losses caused by defects in title that may have happened in the past.

This risk elimination has benefits to both the homebuyer and the title company. It minimizes the chances that adverse claims might be raised, thereby reducing the number of claims that have to be defended or satisfied. This keeps costs down for the title company and the premiums low for the homebuyer.

Buying a home is a big step emotionally and financially. With title insurance you are assured that any valid claim against your property will be borne by the title company, and that the odds of a claim being filed are slim indeed.

A combination loan is a combination of a first mortgage and a second mortgage. Together, the two loans provide the funds required to purchase or refinance a property. It is called a combination loan because the second mortgage is “stacked” on or combined with the first. Generally the first mortgage is for 80% of the home’s value, and the second mortgage is used to finance the portion of the remaining 20% that isn’t covered by the down payment. In most cases, the interest rate on the second mortgage is higher than the interest rate on the first mortgage.

A combination loan eliminates the need for Private Mortgage Insurance (PMI), which is typically required any time a first mortgage is provided for more than 80% of the home’s value. This is accomplished by limiting the first mortgage to no more than 80% of the home’s value and financing any additional funds that are needed using a second mortgage. Typically the interest rate of the second mortgage is higher than that of the first mortgage, but generally less expensive than the cost of PMI. You should always compare the cost of a combination loan with the cost of a first mortgage. Even when combined with the additional cost of a second mortgage, at higher interest rate, the combination loan may still be less than the PMI premium because mortgage interest is tax deductible, whereas PMI is not. It is always prudent to review all your financing options before deciding which is best for you.

Yes, applying for a mortgage loan before you find a home may be the best thing you could do! If you apply for your mortgage now, we'll issue an approval subject to you finding the perfect home. We'll issue a pre-approval letter online instantly. You can use the pre-approval letter to insure real estate brokers and sellers that you are a qualified buyer. A mortgage pre-approval may give more weight to any offer to purchase that you make.

When you find the perfect home, you'll simply call your loan advisor to complete your application. You'll have an opportunity to lock in our great rates and fees then and we'll complete the processing of your request.

A credit score is one of the pieces of information Interlinq E3 will use to evaluate your application. Banks and other financial institutions have been using credit scores to evaluate credit card and auto applications for many years, but only recently have mortgage lenders begun to use credit scoring to assist with their loan decisions.

Credit scores are based on information collected by credit bureaus and information reported each month by your creditors about the balances you owe and the timing of your payments. A credit score is a compilation of all this information converted into a number that helps a lender to determine the likelihood that you will repay the loan on schedule. The credit score is calculated by the credit bureau, not by the lender. Credit scores are calculated by comparing your credit history with millions of other consumers. They have proven to be a very effective way of determining credit worthiness.

Some of the things that affect your credit score include your payment history, your outstanding obligations, the length of time you have had outstanding credit, the types of credit you use and the number of inquiries that have been made about your credit history in the recent past.

Credit scores used for mortgage loan decisions range from approximately 300 to 900. Generally, the higher your credit score, the lower the risk that your payments won't be paid as agreed.

Using credit scores to evaluate your credit history allows us to quickly and objectively evaluate your credit history when reviewing your loan application. However, there are many other factors when making a loan decision and Interlinq E3 never evaluates an application without looking at the total financial picture of a customer.

An abundance of credit inquiries can sometimes affect your credit scores since it may indicate that your use of credit is increasing.

But don't over react! The data used to calculate your credit score doesn't include any mortgage or auto loan credit inquiries that are made within the 30 days prior to the score being calculated. In addition, all mortgage inquiries made in any 14-day period are always considered one inquiry. Don't limit your mortgage shopping for fear of the affect on your credit score.

There is no charge to you for the credit information we'll access to evaluate your application online. You will only be charged for a final credit report if you decide to complete the application process after your loan is approved.

Interlinq E3 is a totally online mortgage service offering instant approvals and the lowest rates and fees available on the web! Whether you're purchasing, refinancing, or looking for a home equity loan we're certain you'll find our service amazing!

If you'll be purchasing but haven't found the perfect home yet, complete our application and we'll issue an approval for a mortgage loan now with no obligation!

First, you'll complete our online application.

The application will ask you questions about the home and your finances and takes less than 20 minutes to complete. As soon as you've finished the application we'll review your request for instant approval. If your application is approved online, we'll ask you for a deposit to cover the cost of the appraisal and the final credit report so that we can begin to process your request immediately. This deposit will be credited towards your closing fees at closing.

Within three business hours of completing your application, a loan advisor will contact you to introduce themselves and to answer any questions you may have. Your loan advisor is a mortgage expert and will provide help and guidance along the way. If your request wasn't approved online, they'll ask you for any information required to make a decision about your loan.

If you are purchasing a new home, the loan advisor will also contact the Real Estate Broker or the seller so that they'll know whom to contact with questions.

We'll send you an application kit and prepare your loan for closing.

The application kit will be sent using a one-day delivery service and will contain papers for you to sign and a list of items we'll need to verify the information you provided about your finances during the online application. We'll even include a priority mail envelope to make it as easy as possible for you to return the papers.

We'll order the appraisal from a licensed appraiser who is familiar with home values in your area. Depending on your finances and the loan amount requested, different types of appraisals are used. Sometimes they can do their evaluation from the street and won't have to make an appointment with you to view the inside of your home.

Title insurance will be necessary, if you're purchasing a home we'll work with the real estate broker or seller to insure the title work is ordered as soon as possible. If you are refinancing we'll take care of ordering the title work for you. We'll use the title insurance policy to confirm the legal status of your property and to prepare the closing documents.

Your loan advisor will keep you informed every step of the way via e-mail. Status information is also available online 24 hours a day.

We'll contact you to coordinate your closing date.

After we receive the application kit back from you and the appraisal and title work, we'll contact you to schedule your loan closing. If you are purchasing a home, we'll also schedule the closing with the real estate broker and the seller.

The closing will take place at the office of a title company or attorney in your area who will act as our agent. A few days before closing your loan advisor will contact you to walk through the final information so that there won't be any surprises at closing.

That's all there is to it! You're on your way to the most convenient home loan ever!

First, you’ll complete our online application.

The application will ask you questions about the home and your finances and takes less than 20 minutes to complete.

After you complete the online application, a loan advisor will contact you to introduce themselves and to answer any questions you may have. Your loan advisor is a mortgage expert and will provide help and guidance along the way.

We’ll send you an application kit and prepare your loan for closing.

The application kit will contain papers for you to sign and a list of items we’ll need to verify the information you provided about your finances during the online application. We’ll include a priority mail envelope to make it as easy as possible for you to return the papers.

We’ll order the appraisal from a licensed appraiser who is familiar with home values in your area. Depending on your finances and the loan amount requested, different types of appraisals are used. Sometimes they can do their evaluation from the street and won’t have to make an appointment with you to view the inside of your home.

A title report or title insurance will be necessary and we’ll take care of ordering that for you. We’ll use the title work to confirm the legal status of your property and to prepare the closing documents.

We’ll contact you to coordinate your closing date.

After we receive the application kit back from you and the appraisal and title work, we’ll contact you to schedule your loan closing.

That’s all there is to it! You’re on your way to the most convenient home loan ever!

Interlinq E3 takes full advantage of an automated underwriting system that allows us to request as little information as possible to verify the data you provided during your loan application. Gone are the days when it was necessary to verify every piece of data collected during the application. The automated underwriting system compares your financial situation with statistical data from millions of other homeowners and uses that comparison to determine the level of verification needed. In many cases, a single W-2 or pay stub can be used to verify your income or a single bank statement can be used to verify the assets needed to close your loan.

Generally, the income of self-employed borrowers is verified by obtaining copies of personal (and business, if applicable) federal tax returns for the most recent two-year period. However, based on your entire financial situation, we may not need full copies of your tax returns.

We'll review and average the net income from self-employment that's reported on your tax returns to determine the income that can be used to qualify. We won't be able to consider any income that hasn't been reported as such on your tax returns. Typically, we'll need at least one, and sometimes a full two-year history of self-employment to verify that your self-employment income is stable.

In order for bonus, overtime, or commission income to be considered, you must have a history of receiving it and it must be likely to continue. We'll usually need to obtain copies of W-2 statements for the previous two years and a recent pay stub to verify this type of income. If a major part of your income is commission earnings, we may need to obtain copies of recent tax returns to verify the amount of business related expenses, if any. We'll average the amounts you have received over the past two years to calculate the amount that can be considered as a regular part of your income.

If you haven't been receiving bonus, overtime, or commission income for at least one year, it probably can't be given full value when your loan is reviewed for approval.

Interlinq E3 will ask for copies of your recent pension check stubs, or bank statement if your pension or retirement income is deposited directly in your bank account. Sometimes it will also be necessary to verify that this income will continue for at least 3 years since some pension or retirement plans do not provide income for life. This can usually be verified with a copy of your award letter. If you don't have an award letter, we can contact the source of this income directly for verification.

If you're receiving tax-free income, such as social security earnings in some cases, we'll consider the fact that taxes will not be deducted from this income when reviewing your request.

Generally, only income that is reported on your tax return can be considered when applying for a mortgage. Unless, of course, the income is legally tax-free and isn't required to be reported.

Some lenders may offer a stated income program, which means that you can be qualified for a loan based on the income you state rather than that which can be verified. Usually these programs require larger down payments and offer interest rates that are substantially higher than regular mortgage rates. Interlinq E3 doesn't offer stated income programs at this time.

If you own rental properties, we'll generally ask for the most recent year's federal tax return to verify your rental income. We'll review the Schedule E of the tax return to verify your rental income, after all expenses except depreciation. Since depreciation is only a paper loss, it won't be counted against your rental income.

If you haven't owned the rental property for a complete tax year, we'll ask for a copy of any leases you've executed and we'll estimate the expenses of ownership.

Generally, two years personal tax returns are required to verify the amount of your dividend and/or interest income so that an average of the amounts you receive can be calculated. In addition, we'll need to verify your ownership of the assets that generate the income using copies of bank statements, brokerage statements, stock certificates or Promissory Notes.

Typically, income from dividends and/or interest must be expected to continue for at least three years to be considered for repayment of your mortgage loan.

Information about child support, alimony, or separate maintenance income does not need to be provided unless you wish to have it considered for repaying this loan.

Typically, income from a second job will be considered if a one-year history of secondary employment can be verified.

Congratulations on your new job! If you will be working for the same employer, complete the application as such but enter the income you anticipate you'll be receiving at your new location.

If you're employment is with a new employer, complete the application as if this were your current employer and indicate that you have been there for one month. The information about the employment you'll be leaving should be entered as a previous employer. We'll sort out the details after you submit your loan for approval.

Having changed employers frequently is typically not a detriment to obtaining a new mortgage loan. This is particularly true if you made employment changes without having periods of time in between without employment. We'll also look at your income advancements as you have changed employment.

If you're paid on a commission basis, a recent job change may be an issue since we'll have a difficult time of predicting your earnings without a history with your new employer.

If you were in school before your current job, enter the name of the school you attended and the length of time you were in school in the '"length of employment" fields. You can enter a position of "student" and income of "0",

Unfortunately, if you are purchasing a home, we'll have to use the lower of the appraised value or the sales price to determine your down payment requirement.

It's still a great benefit for your financial situation if you are able to purchase a home for less than the appraised value, but our investors don't allow us to use this "instant equity" when making our loan decision.

Gifts are an acceptable source of down payment, if the gift giver is related to you or your co-borrower. We'll ask you for the name, address, and phone number of the gift giver, as well as the donor's relationship to you.

If your loan request is for more than 80% of the purchase price, we'll need to verify that you have at least 5% of the property's value in your own assets.

Prior to closing, we'll verify that the gift funds have been transferred to you by obtaining a copy of your bank receipt or deposit slip to verify that you have deposited the gift funds into your account.

If you're selling your current home to purchase your new home, we'll ask you to provide a copy of the settlement or closing statement you'll receive at the closing to verify that your current mortgage has been paid in full and that you'll have sufficient funds for our closing. Often the closing of your current home is scheduled for the same day as the closing of your new home. If that's the case, we'll just ask you to bring your settlement statement with you to your new mortgage closing.

If you'll be withdrawing funds from a 401K or retirement account to fund your down payment, we'll probably ask you to provide evidence that you have the funds available by providing a recent statement. We may also need to verify whether or not repayment is required. If repayment is required, it's not a problem. We'll just consider that monthly payment when making your loan decision.

Yes, you can borrow funds to use as your down payment! However, any loans that you take out must be secured by an asset that you own. If you own something of value that you could borrow funds against such as a car or another home, it's a perfectly acceptable source of funds. If you are planning on obtaining a loan, make sure to include the details of this loan in the Expenses section of the application.

Generally, a co-signed debt is considered when determining your qualifications for a mortgage. If the co-signed debt doesn't affect your ability to obtain a new mortgage we'll leave it at that. However, if it does make a difference, we can ignore the monthly payment of the co-signed debt if you can provide verification that the other person responsible for the debt has made the required payments by obtaining copies of their cancelled checks for the last six months.

Any student loan that will go into repayment within the next 6 months, should be included in the application. If you are not sure exactly what the monthly payment will be at this time, enter an estimated amount.

If other student loans are reflected on your final credit report, which will not go into repayment in the next six months, we may need to ask you for verification that repayment will not be required during this time period.

If you've had a bankruptcy or foreclosure in the past, it may affect your ability to get a new mortgage. Unless the bankruptcy or foreclosure was caused by situations beyond your control, we will generally require that 2 to 4 years have passed since the bankruptcy or foreclosure. It is also important that you've re-established an acceptable credit history with new loans or credit cards.

An installment debt is a loan that you make payments on, such as an auto loan, a student loan or a debt consolidation loan. Do not include payments on other living expenses, such as insurance costs or medical bill payments. We'll include any installment debts that have more than 10 months remaining, when determining your qualifications for this mortgage.

The closing will take place at the office of a title company or attorney in your area who will act as our agent. If you are purchasing a new home, the seller may also be at the closing to transfer ownership to you, but in some states, these two events actually happen separately.

During the closing you will be reviewing and signing several loan papers. The closing agent or attorney conducting the closing should be able to answer any questions you have or you can feel free to contact your loan advisor if you prefer.

Just to make sure there are no surprises at closing, your loan advisor will contact you a few days before closing to review your final fees, loan amount, first payment date, etc.

The most important documents you will be signing at the closing include:

HUD-1 Settlement Statement

This document provides an itemized listing of the final fees charged in connection with your loan. If your loan is a purchase, the settlement statement will also include a listing of any fees related to the transaction between you and the seller. If this loan will be a refinance, the settlement statement will show the pay off amounts of any mortgages that will be paid in full with your new loan. Most items on the statement are numbered according to a standardized system used by all lenders. These numbers will correspond to the numbers listed on the Good Faith Estimate that will be provided in your application kit. This document is also commonly known as the closing statement and both the buyer and seller must sign this document.

Truth-in-Lending Statement (TIL)

This document provides full written disclosure of the terms and conditions of a mortgage, including the annual percentage rate (APR) and other fees. It is exactly the same as the TIL that you received immediately after your initial application, except it has been updated to reflect the final rate and fee information. Federal law requires that all lenders provide you with this document at closing.

Note

This is the document you sign to agree to repay your mortgage. The note will provide you with all of the details of your loan including the interest rate and length of time to repay the loan. It also explains the penalties that you may incur if you fall behind in making your payments.

Mortgage / Deed of Trust

This document pledges a property to the lender as security for repayment of a debt. Essentially this means that you will give your property up to the lender in the event that you cannot make the mortgage payments. The Mortgage restates the basic information contained in the note, as well as details the responsibilities of the borrower. In some states, the document is called a Deed of Trust instead of a Mortgage.

If your loan is a refinance, Federal Law requires that you have three days to decide positively that you want a new mortgage after you sign the documents. This means that the loan funds won't be disbursed until three business days have passed. The closing agent will provide more details at the closing.

Interlinq E3 uses a nationwide network of closing agents and attorneys to conduct our loan closings. We'll schedule your closing to take place in a location that is located near your home for your convenience.

We'll deliver our loan documents and wire transfer your loan funds to the closing agent or attorney at least 24 hours prior to closing so that they'll have plenty of time to prepare for your closing.

It couldn't be easier! We will send the closing documents directly to your home and we'll schedule an appointment with you to review them. One of the documents will need to be signed in the presence of a notary public. We'll even help you find a notary public in your area if you'd like.

After you sign the documents, you'll return them to us in a postage paid priority envelope that we'll provide. When we receive them, we'll send you a check for any funds that you are to receive and we'll pay off any other debts that you intend to satisfy with your new loan.

Your loan advisor will contact you a few days before closing to go over our final costs and to confirm your loan terms. If you're purchasing a new home, the numbers we'll have at that point are related to your new mortgage only. Additional costs or even credits may need to be applied based on your agreement with the seller. The closing agent, or attorney will calculate the exact amount that you'll need to bring to closing. They'll contact you at least 24 hours prior to closing with the final figures. The funds you bring to closing must be certified form such as a bank check or money order, made payable to the closing agent or attorney.

In some areas of the country it is very customary, and sometimes required by law, to have an attorney represent you at the closing. In other areas, attorneys are not as common at a real estate closing. Please contact the closing agent if you have questions about attorney representation. By all means, we recommend that you have an attorney at the closing if it would make you more comfortable. If your attorney has any questions about your new mortgage or Interlinq E3 refer them to your loan advisor. We'd be happy to provide any information necessary.

The most important documents you will sign at closing are the note and mortgage, sometimes called the deed of trust. Unless there are special circumstances, these documents are usually prepared by Interlinq E3 two days before your closing. Others documents are prepared by the closing agent the day before or the day of your closing. We'd be happy to provide blank copies of the note and mortgage in advance. You might find these helpful since most of the language is boilerplate and not specific to your closing. If you would like copies of the completed documents to be sent to you after they are prepared, please contact your loan advisor.

If you won't be able to attend the loan closing, contact your loan advisor to discuss other options. If someone you trust is able to attend on your behalf, you can execute a Power of Attorney so that this person can sign documents on your behalf. In other cases, we're able to mail you the documents in advance so that you can sign them and forward them to the closing agent. We're sure to have a solution that will work in your circumstances.

The closing agent acts as our agent and will represent us at the closing. However, your personal loan advisor will contact you prior to closing to talk about your final documents and to provide a final breakdown of your closing fees. If you have any questions that the closing agent can't answer during the closing, ask them to contact your loan advisor by phone and we'll get you the answers you need - before the closing is over!

Automated monthly payments are available. At the loan closing an automated payment application will be provided. Simply return it at your earliest convenience to enroll in the automated payment program.