Thursday, March 14, 2013

Closing Cost Confusion

Ok, I was super excited about this house and being able to call something "ours." After I received some closing cost papers in the mail I'm having some extreme anxiety!

My closing cost good faith estimate came and it said we'd be paying around $16,000 for closing costs. I understand since we went with NVR that we receive the morning room incentive, however, I honestly feel like there is a much better program that would benefit us better in the long run. It's a little disheartening to have saved a good amount of money and then find out it all goes out the window to closing costs. Is there a penalty for backing out from using NVR mortgage? Will NVR work with us on the closing costs to reduce them? Is there a different loan program we should be going with?

When we looked at the model home, we were offered the inventive of getting a morning room valued at $12,895 (I think that was the price) to use their mortgage company. I just pretty much went with the guidance of the sales rep. He said the USDA loan was best for us because of the lower interest rate and no money down. I asked about first time home buyers programs, but he said if we used that we wouldn't get the incentive from NVR Mortgage. Me being me, I just said ok. There the SR used some forms to fill out and he estimated numbers so we could have an idea of what we'd be paying. He originally said we could roll in $10,000 closing costs and only have to bring around $2,000 to closing. Since we had that money in cash saved up, we said we'd just pay the $10,000 to keep it from being in a 30 year mortgage. We ended up saving about $16,000 to use for downpayment and stuff and when I emailed the loan officer to tell her we had that, she said that is about what our closing costs would be, therefore we'd have no money down. I'm super confused! & why do we need to pay an appraisal fee if the house is brand new?

I've called around and talked to a few different people that say our closing costs should be around $10,000 and that we made a big mistake not using a realtor in this process.

I contacted our loan officer, but she is in training throughout the day, so she can't speak with us until about 5pm. I also contacted our loan processor and she said sheis going to pull our file and review it with her closing cost manager and then see what they can do and get us as close to an estimate for what we can expect to pay at closing. I told her that I wanted to know what fee we would be charged for backing out from using them and that $16k was just way too much. Maybe they’re willing to take money off… IDK?

Like I said, I was really excited about this whole thing, but now I'm feeling nervous. I feel like maybe we're getting ripped off and taken advantage of and I think there may be a better alternative to us for lower closing costs, first time home buyers, etc.

At the time, the rate on these papers was 3.25% however when we locked in it was at 3.5%.

Also, is it too late to do anything or switch mortgage companies? We signed a paper stating we were locking in at 3.5% and also that we accepted their approval of our loan. Is it too late to do anything?

Super Stressed !!

11 comments:

  1. Yeah that sounds incredibly stressful. Hoping it all works out how you had anticipated. Fingers crossed!

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  2. I would fight for them to reduce some of the costs, I am actually in the process of doing this myself. Being a Real Estate agent I have many connections to title companies so i know for a fact that the builders title comapany is ripping us off. the only fees that are standard where ever you go are the recording fees, county/state transfer tax, county doc stamp and location survery. You can ask them to reduce their title charges and even remove your owners title insurance policy, (this is for your protection if for some reason the builder stole the lot from someone but the possiablty of that happening is very very slim). If you have any questions let me know. Good Luck!

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    1. Thank You!
      The closing cost manager is supposedly going to call me, so I will be able to speak with him and hopefully get this all straightened out. They're def. going to need to reduce some charges. $3,450.00 origination fee on a $261,000 loan ?!?!

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  3. Wait until you speak to your loan officer. I've found that sometimes they talk without knowing all the details or they confuse you with another loan. I calculated our closing costs and they are around that $10-$11k mark. I think we live in the same state so I'm not understanding why yours is so high.

    Try not to let this take away from you being excited and happy about your new home. You guys worked hard for this so try to enjoy it.

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    1. We are in DE.

      Thank You! I hope this is over soon and I can be happy again!

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  4. This may have something to do with the rate you locked. I don't know, but in our situation we could have locked at a lower rate but would not have received lender credits (points) back which were already calculated into our original closing cost calculation. If we had selected the lowest rate, we would not have gotten the credits and had to bring about 11k or something to the table. We ultimately selected the highest rate so that we could get the full lender credit as we had originally planned, which minimized our closing costs. I suspect that's what happened here, you just didn't realize that in your calculation.

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  5. My gosh Robin, I feel the SAME way! I know for a fact NVR is excessive on the costs and we are not getting the best deals out there. I sure hope you fight to get some of them reduced. Unfortunately, I can't offer any advice on how to fix this, as we are going to go through the same process but I can say do as much research as you can and go into your conversations with NVR armed with information.

    All these ups and downs - I guess it's common with buying a house. I feel like I've been on a rollercoaster sometimes during this process. But in the end, stay positive and excited! You will get through this and move into a beautiful home that you own and it will be worth all of this.

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  6. Another note, I shopped around with different lenders, including friends, and they couldn't do any better. I don't know what your incentives were, but we got $7500 towards closing, plus lender credit in the way of points on the loan. Yes, NVR has some fees, but they have to make some money. I also shopped different settlement companies and was able to get NVR to match lower settlement service fees, saving us almost $2000. That may be worth a try as well. Again, though, you might want to look to see what, if anything, it cost you to get the interest rate that you did, because that could have nullified a large lender credit which was originally figured in to your calculation. Fortunately, our loan officer carefully walked us through it, as we wanted to select the lowest interest rate before she told us that that would nullify the large lender credit that we were already counting on to keep our "money to the table" low.

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    1. We definitely had the same questions when we met with our NVR LO to fill out the application. The numbers were different/higher compared to our sales agreement. He explained the whole points/credits thing. Thankfully our credit score was above the threshold for getting credits to apply towards the origination fee (I think it was 1 point). We're getting $8k in closing assistance, but we're still expected to bring about $5-7K to the table after they apply our deposit to the required downpayment, pre-payments for escrow, and closing costs. It's a big reason we're monitoring every additional option/expense we select outside of our original agreement since we know it'll hit us on the back end when we're ready to settle. Our realtor also suggested we shop around for settlement services to see if we can get them to reduce some things.

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