What is a VA Assumable Loan ?

A VA assumable loan refers to a mortgage loan that is backed by the Department of Veterans Affairs (VA). It can be assumed by another eligible borrower. When a VA loan is assumable, it means that a new buyer can take over the existing loan and assume responsibility for its terms and conditions. 

In a typical home sale, the buyer secures their own financing by applying for a new mortgage with whatever bank they choose. However, with an assumable VA loan, the buyer has the option to assume the existing loan of the seller. This assumes they meet certain eligibility criteria set by the VA. This process is done with the bank that is servicing the current loan.

Assuming a VA loan can be advantageous for the buyer because they may be able to take advantage of the existing loan’s favorable terms, such as a low interest rate or a lower down payment requirement. In essence, the new borrower picks up the remaining balance from the original borrower. This can potentially save the buyer money compared to obtaining a new loan. 

To assume a VA loan, the buyer must qualify for VA loan eligibility requirements. This can include being a qualified veteran, active-duty service member, or an eligible surviving spouse. This allows the current VA loan holder to restore their entitlement. Otherwise, if the person wanting to assume does not qualify for a VA loan, they can still assume the loan; however, the VA member’s entitlement is now tied up in the property until that mortgage is paid in full (via a refinance, sale of the home, or balance payoff). The assumption process involves obtaining the lender’s approval, completing necessary paperwork, and meeting any additional requirements set by the VA and the lender.

It’s important to note that not all VA loans are assumable. The specific terms and conditions of assumability can vary, depending on when the loan was originated and any subsequent changes in VA regulations. Therefore, it’s crucial for both the buyer and seller to consult with the lender and review the loan documents to determine if assumption is a viable option. However most loans originated after March 1, 1988 are eligible. Currently, VA assumptions are taking between 45-60 days up to 6 months to complete the process from beginning to end. 

So why doesn’t everyone do them? Well, what most fail to realize is that in order to maximize on this – there is generally an equity gap. If the current owner has a lot of equity, the new owner will have to bring in a large down payment to cover the gap. For example, let’s say the owners loan payoff is $100k. They originally paid $150k  for the home. Now the home is worth $225k on the open market. The new borrower would have to bring in $125k (difference between market value and what is owed or $225k-$100k in our example) + closing costs in certain areas. This can be difficult if new borrower has limited funds. 

Overall, the timing of how long the process can take is a negative in most sellers eyes who want or need to get out of the property quickly. If a new buyer can bring in the necessary funds though, this can be a great option. 

If you have questions about the VA assumable loan or other topics, leave us a comment! 

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Are You Getting the Most House for Your BAH?

Are You Getting the Most House for Your BAH

Home buying is such as important endeavor for families and individuals.  It is such a huge financial move that you want to make sure you are on the right side of things when you pick that perfect starter home or forever dream home.

I remember my experience buying our first home, and MAN what an experience that was.  I will write a whole separate post on that journey.  However for now, I took to the experts to get all the best tips on buying your first or next home.

Are You Getting the Most for Your BAH

Tips to Ensure You are Getting the Best Deal

Tips from Realtor Lauren Taylor

1. Start with Virtual House Hunting. Ask your Agent what type of tools they use to facilitate long distance house hunting. Our buyers benefit from house hunting for months prior to when them arriving at their new duty station. It’s saves homebuyers time and money in the house hunting process!

2. Don’t wait to buy. Home ownership is the greatest wealth separator in America. Many military families wait to purchase a home until retirement and ultimately pay the price as rent increases every year. If you are stationed somewhere for more than 3 years you should consider purchasing a home.

3. Use a REALTOR that specializes in VA Home Loan. The VA home loan is a specialized tool. You wouldn’t ask a pilot to captain a submarine would you?? NO! Ask your REALTOR how many VA home loans they close a month and chose an Agent who is well versed in the 0% down program!

4. Leverage sellers for closing costs. In a low inventory market it is difficult to beat out other offers when you’re requesting closing cost credits. Wait until an inspection has been completed to request credit repairs to help with closing costs. Often sellers won’t want to start the entire process over and will accommodate buyers requests mid-escrow.

Creator of Savvy Homes

Lauren Taylor

Savvy Homes – BIG BLOCK REALITY

 

Use a REALTOR that specializes in VA Home Loan. The VA home loan is a specialized tool.

Tips from Realtor Erin Ward

1. Make sure you are working with a Realtor who understands the military, the VA loan and the difficulties with PCS’ing. The VA will not underwrite a loan for just any home, so having a Realtor who understands the VA appraisal process is imperative.

2. I often work with buyers as early as a year out from their PCS, knowing things can change, but it allows us plenty of lead time to get them into the home of their dreams when they move to Hampton Roads avoiding lag time or lengthy hotel stays.

3. Get pre-approved! Work with your Realtor to connect you with local lenders experienced with VA loans to know how much house you can afford. It’s important to know this information before you begin your home search so that you look only at the homes that will work for you and avoid those that are outside or even too low for you budget which often leads to a frustrating search.

Erin Voirol

Erin Ward

HR/VA Homes and Keller Williams
HRVA Homes
Office: 757-499-5911
 
Keller Williams Elite- Town Center
1 Columbus St Ste 1100, Virginia Beach, VA 23452
Each Office Independently Owned and Operated

 

Tips from Realtor Nadia Anac

1. Work with a local lender and compare rates. Local lenders have a vested interest in the community they are serving, making them more knowledgeable about the area than a larger, national corporation. They will also be more competitive with their rates, because they are smaller companies who want your business. Getting pre-approved is the first step in the home buying process.

2. Bring your best foot forward when putting in an offer. If you really love a house, put the best offer that you are comfortable with. Sometimes even a personal note to the Seller telling them about yourself and why you love the house can make all the difference.

Nadia Adac

Liz Moore and Associates delivers extraordinary real estate services in Hampton Roads, Virginia including Williamsburg, Newport News, Hampton, and others.

Tips from Realtor Ruby Stults

1. Buying a home is such a good investment opportunity! The VA loan is an amazing benefit, and everyone should take advantage of it. Remember that you can use your VA loan more than once! They cap the amount you can borrow, not how many times you can use it.

2. Keep in mind that if a company offers you a monetary incentive, that money comes from somewhere, and it’s not from their bottom line.

3. Most importantly, don’t be afraid of real estate agents! As a buyer, having an agent costs you nothing. We are here to help save you time and money. Let us.

Ruby Stults image

Ruby Stults

 Buyer Specialist
 Welcome Home Team of Keller Williams 
Fort Bragg/Fayetteville, NC
Ruby@WelcomeHomeTeamNC.com
You can use your VA loan more than once! They cap the amount borrowed, not how many times used.
Maximizing Your BAH

Are you in the market for a new home? Use one of the amazing ladies above or let me help you find someone.  I am a real estate broker in western Washington, and I have connections worldwide.

Visit my website here or download my app here.

Do you have any tips when you purchased a home to get the most bang for your buck?  Tell us in the comments below and share this article with your friends so they can too.

If you found this advice, or any of my advice helpful, please consider buying from one of my affiliates at no additional cost to you and supporting The Military Move. When you click and make a purchase within 24 hours (at no additional charge), we receive a small donation. Thank you!

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