Getting a mortgage can be a breeze or a slog, depending on what you know about the process. To get organized and set your expectations properly, let’s debunk some common mortgage myths.
Lenders Use Your Best Credit Scores
If you’re applying for a mortgage jointly with a co-borrower, logic suggests that your lender would use the highest credit score between both of you. However, lenders take the middle of three credit scores (from Equifax, TransUnion and Experian) for each borrower, and then use the lowest score between both borrowers’ middle scores.
So if you had a middle score of 780, and your co-borrower had a middle score of 660, most lenders would qualify and approve you using the 660 credit score. Rates are tied to credit scores, so in this example, your rate would be based on the 660 credit score, which would push your rate up significantly or potentially even make you ineligible for the loan.
There are exceptions to this lowest-case-credit-score rule. Most notably, if you have the higher credit score and are also the higher earner, some lenders will allow your higher credit score on the file. However, this is mostly for jumbo loans above $417,000.
The Rate You’re Quoted is the Rate You’ll Get
Unless you’re locking in a rate at the moment it’s quoted, that rate quote can change. Rates are tied to a daily trading of mortgage bonds, so most lenders; rates change throughout each day.
Refinancers can often lock a rate when it’s quoted as long as you’ve given your lender enough information and documentation to determine if you qualify for the quoted rate.
You typically receive a quote when you’re beginning your pre-approval process, but a rate lock runs with a borrower and a property. So until you’ve found a home to buy, you can’t lock your rate. While you’re home shopping rates will be changing daily, so you’ll need updated quotes from your lender throughout your home shopping process.
Rate quotes also come with an annual percentage rate (APR), which is a federally required disclosure that shows what your rate would be if all loan fees are incorporated into the rate.
This can make you think that APR is the rate you’ll get, but your loan payment will always be based on your locked rate, and the APR is just a disclosure to help you understand fees.
Fixed-Rate Mortgages Are Always Better Than Adjustable-Rate Mortgages
After the 2008 financial crisis, many borrowers started preferring 30-year fixed loans. For good reason too: The rate and payment on a 30-year fixed loan can never change. But the longer the rate is fixed for, the higher the rate.
Real Estate Agents Don’t Care Which Lender You Use
A federal law enacted in 1974 called the Real Estate Settlement Procedures Act (RESPA) prohibits lenders and real estate agents from paying each other fees to refer customers to each other. So as a mortgage shopper, you’re always free to use any lender you choose.
However, real estate agents who would represent you as a buyer do care which lender you use. They’ll often suggest that you use a local lender who’s experienced with your area’s nuances, such as local taxation rules, settlement procedures, and appraisal methodologies.
These areas are all part of the loan process and can delay or kill deals if a nonlocal lender isn’t experienced enough to handle them.
Mortgage Insurance Is Always Required if You Put Less Than 20% Down
Mortgage insurance is a lender-risk premium placed on many home loans when you’re putting less than 20% down. In short, it means your total monthly housing cost is higher. However, you can buy a home with less than 20% down and avoid mortgage insurance.
The most common way to do this is a combination first and second mortgage where the first mortgage is capped at 80% of the home’s value, and the second mortgage is for the balance of what you want to finance.
