The Ugly Truth About Bank Mortgage Rates

If you’re in the market for a new mortgage loan or are thinking about refinancing your existing home loan, you might be considering taking out the mortgage loan from your bank. While it’s true that bank mortgages are a convenient way of taking out a home loan, if you want the best mortgage rates and lowest mortgage payment there is a very compelling reason for avoiding banks. Here are my best mortgage tips to help you avoid paying too much for your next home mortgage loan.

Best Mortgage Rates

Shopping for a mortgage loan is a confusing process for many homeowners. Most people just compare mortgage rates from their bank with a couple mortgage companies out of the phone book thinking that the biggest banks and lenders offer better deals. This might be true for products from the Wal-Marts of the world, when it comes to mortgage loans this mindset will cause you to overpay thousands of dollars.

Mortgage rates, especially those from your bank do not work like other retail purchases you make, buying a plasma television for example. You would think Bank of America, Wachovia Bank, and Wells Fargo Mortgage would offer discount mortgage rates because they are high volume lenders; however, this is simply not the case.

Home mortgage rates, it doesn’t matter if they’re from a wholesale lender or any bank, are not like other consumer products. There is no volume discount when it comes to home loans so it makes no difference if you take out a home loan from a mortgage giant like Wells Fargo Mortgage or the mom and pop mortgage company in a small town. This doesn’t mean that both types of lenders, large corporate giants and small time mortgage brokers alike, don’t have overhead costs that include marketing, office spaces, and the occasional company hummer. (Trust me on this point…you do not want to work with any mortgage company or broker you see tooling around in a hummer with their face and logo splattered all over it.)

Mortgage Rates Are Investment Driven

The mortgage markets do not behave like other retail markets when it comes to supply and demand. When demand is low mortgage rates typically go up…unlike supply and demand of physical products. This is because mortgage rates typically follow the yield, which is return on investment, in the bond markets. When the bond yields are low, which usually corresponds to bad economic news like the current recession, mortgage rates go down. When the bond yields are high mortgage rates go up because the demand of investors affects long term interest rates like what you pay on a 30 year fixed rate mortgage. It’s next to impossible to try and time the market when it comes to mortgage rates. Your energies are best spent shopping for the right person to arrange your next home loan rather than trying to predict when mortgage rates are going up or down.

What You Need to Know About Bank Mortgage Rates

Banks are not wholesale lenders nor do they offer their customers wholesale mortgage rates. Bank mortgage rates are set by the bank and if you’re willing to pay for a bank mortgage loan you’re welcome to take their rate or leave it…no negotiating. You would think that your bank has to be competitive with wholesale lenders in order to remain competitive in the marketplace; however, that’s not how banks operate when it comes to mortgage loans. Banks rely on the fact that most homeowners don’t understand how mortgage rates work to drive their profits, taking advantage of most people’s lack of knowledge. Most people fall victim to the notion that bigger is better when it comes to mortgage loans, a notion that results in overpaying thousands of dollars more often than not.

One of the biggest problems with bank originated mortgage loans is that your bank is exempt from the Real Estate Settlement Procedures Act and is not required to disclose any of their profit margin or markup on your loan. All the bank is required to disclose to you is an Annual Percentage Rate that they base on a Good Faith Estimate that has all of the fees low-balled to make the overpriced home loan seem more attractive.

Banks don’t offer wholesale mortgage rates to their customers because the bank makes most of their profit when your loan is sold to investors on the secondary market. Your bank may continue to service the loan after they sell it meaning you’ll never know the fast one your bank pulled on you. The profit your bank makes from selling your loan with a higher than market mortgage rate is called Service Release Premium. If you never shop from a wholesale mortgage source such as an honest mortgage broker you’ll never know how much the bank is overcharging for their mortgage loans.

If you want the lowest possible mortgage rate to purchase or refinance your existing home loan you’ll need to get a wholesale mortgage rate which is also known as a par mortgage rate. This means you can’t shop for the “best mortgage” lender or bank, you’ll have to shop for the right person to arrange your next home loan to get a wholesale mortgage rate.

You can learn more about finding the right person to arrange your next home loan so you can take advantage of wholesale mortgage rates while avoiding unnecessary mortgage junk fees by registering for my free underground mortgage refinancing videos.

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Here’s a sample of what you’ll get when you sign up today.

Should Banks do Mortgages?

Are you considering refinancing your home mortgage loan with your bank or credit union?

There are several good reasons for considering taking out a new mortgage loan from your bank; however, there is one glaring problem with bank originated mortgage loans. Should banks do mortgages?

The following discussion about your bank’s dirty little secret could save you thousands of dollars on your next mortgage loan.

Should Banks do Mortgages?

What could be more convenient than making an online transfer from your checking account to your mortgage loan? Click, click…done. If you’re at that stage in your relationship with your bank and your mortgage loan you’ve probably already paid too much. Here’s why.

Real Estate Settlement Procedures Act

Also known as RESPA, the Real Estate Settlement Procedures Act is a very important bit of legislation that protects homeowners in the United States from predatory lending practices. Except for one not so small problem: the Banking Lobby spent millions of dollars lobbying Congress to have the laws changed so that your banks and credit unions are exempt from having to disclose their markup and profit margins from your home loan…and they pulled it off.

Service Release Premium

If you’ve spent any amount of time reading the mortgage articles on this site or watching the underground mortgage videos available on this website, you’re already familiar with Yield Spread Premium. For the uninitiated, Yield Spread Premium is a kickback that lenders pay to your mortgage broker for locking and closing your mortgage loan with a higher than necessary mortgage rate. Think of it as a commission paid to your mortgage broker for overcharging you.

Banks don’t use mortgage brokers to originate their home loans because they fund their loans with the banks money, cutting out the middleman so to speak. This is a good thing right? No mortgage broker, no Yield Spread Premium right? Not exactly. ..

Banks don’t offer wholesale mortgage rates to their customers, but they know what rates are available from wholesale lenders including what mortgage rate you could get from their competitors; however, the bank charges you mortgage rates based on what profit they want to make selling your loan on the secondary market. This markup of what you could have had and what you got creates Service Release Premium, or a premium profit for the bank.

The bank will never tell you what they’re doing with your mortgage rate because they’re not legally required to disclose any of this about your loan. Remember that loophole in the Real Estate Settlement Procedures Act? In a nutshell, this is why you should never refinance your home mortgage with your bank.

Mortgage Broker Banks

The successful lobbying of Congress to have banks excluded from RESPA legislation created a new kind of “direct lender.” Many mortgage brokers saw what the banks had accomplished for themselves and greedily decided they wanted in on the action. These brokers created a new kind of lender known as a “broker bank.” Instead of reselling loans from wholesale lenders these broker banks funded loans with their own cash and were therefore able to take advantage of the same loophole as your bank. You’ll see advertisements now and then for “direct lenders” that cut out the middleman when refinancing your mortgage.

Don’t be fooled by this bravado; the only reason for a mortgage broker to operate a business in this manner is to take advantage of their customers by exploiting this loophole in disclosure laws that are supposed to be protecting you from predatory lending practices.

How to Spot a Mortgage Broker Bank

How can you tell if the person you’re dealing with is operating as a broker bank? Ask them if they close in the name of their own company or the wholesale lender when refinancing your mortgage. If the answer is that they close in their own company’s name then you know that you’re dealing with a mortgage broker bank and would be better off finding someone else to refinance your home.

You can learn more about refinancing your mortgage with the right lender without paying this unnecessary markup of your mortgage rate or lender junk fees by registering for my Underground Mortgage Videos. Register today and you’ll be on your way to saving thousands of dollars on your next home mortgage loan.

Refinancing Banks

You might be considering refinancing your home mortgage loan with your bank or credit union to take advantage of today’s low interest rates. After all, what could be more convenient than simply transferring your mortgage payment out of your checking account?

Are bank originated mortgage loans really the best deal for your home mortgage? Here are several tips to help you avoid making an expensive mistake refinancing your home loan.

Refinancing Banks & Your Mortgage Loan

Banks and credit unions love to brag about their mortgage loans. Bank of America for example loves to flaunt its “no fee” mortgage loans… but are they really a good deal? I’d say be sure and read the fine print before taking out a loan from your bank or credit union; however, thanks to the banking lobby there is no fine print for you to read. What do mean by this? Allow me to explain…

The Real Estate Settlement Procedures Act

Also abbreviated RESPA, this is the legislation that required mortgage lenders to disclose their fees and markup. Note that I said “required” as the Banking Lobby spent millions of dollars lobbying congress to change this disclosure legislation to exclude banks…successfully. That’s right, your bank and credit union is exempt from RESPA laws that require fair and honest lending practices in the United States. Banks are simply not required to disclose their markup or profit margins on your mortgage loan.

Service Release Premium

Big deal you might be thinking, bank mortgage rates have to be good to compete with other lenders right? Nope…your bank doesn’t care about being competitive, and most homeowners don’t know the first thing about mortgage rates to understand how banks are making their money.

So how exactly do banks make money from mortgage loans? They just sit back and collect interest from my mortgage payments right? Wrong!

Banks make the majority of their profits selling loans to investors on the secondary mortgage market. The higher the interest rate on your loan the more profit the banks make when your loan is sold. This is why the bank will try and close your loan with the highest mortgage rate possible. Banks know what mortgage rate you could get in the open market from a mortgage broker; however, they mark this rate up create a profit when your loan is sold. This markup of your mortgage rate by the bank is known as Service Release Premium.

Does Service Release Premium Really Matter?

How much could your bank really markup up your mortgage rate and does it really make a difference? Well, suppose you refinance your home for $300,000 with a 30 year fixed rate loan at 5.5%. What you didn’t know is that you could have had a 5.0% mortgage rate from a wholesale lender. What does this markup by the refinancing bank mean for your mortgage payment?

At 5.5% on a $300,000 mortgage your monthly payment will be $1700 per month. If you had the mortgage rate you deserve at 5.0% your monthly payment would only be $1610 per month. That’s $1080 per year you’re flushing down the toilet just to boost your bank’s profits.

How to Get a Wholesale Mortgage Rate

You don’t have to be a financial guru to refinance your mortgage with a wholesale mortgage rate. First of all you should avoid refinancing banks and credit unions no matter how convincing the salesperson or your neighbor Bob. Secondly, you need to find the right person to arrange your new mortgage. This person needs to be a mortgage broker, but not just any broker. Mortgage brokers, like banks, mark up mortgage rates for a commission so you’ll need to find the right broker for the job.

It is possible to refinance your home loan with a wholesale mortgage rate and pay only a 1.0% origination fee to the mortgage broker for arranging the loan. You can learn how to do this for yourself while avoiding costly lender junk fees by checking out my free mortgage videos on this website.

Check out my Underground Mortgage Refinancing Videos today and you’ll get immediate access to videos that save the average homeowner $1,000 per year… Guaranteed!

Wishing you success with your next home mortgage,

Robert Regehr

Are Mortgage Brokers Better Than Banks When Refinancing?

annual percentage rate Are Mortgage Brokers Better Than Banks When Refinancing?In a single word…yes, your mortgage broker is better. There are a number of reasons that direct mortgage lenders and banks should be avoided at all costs when refinancing your home loan. Banks and other direct mortgage companies can legally hide the profit they make from marking up your mortgage rate where a mortgage broker is legally required to disclose their commission.

The Real Estate Settlement Procedures Act

The banking lobby spent millions of dollars having legislation passed requiring mortgage brokers disclose the commissions they receive on your loan. They also made sure that banks and other lenders that fund mortgage loans with their own capital were exempt from the law. This legislation known as RESPA requires your mortgage broker to disclose Yield Spread Premium on the HUD-1 statement you receive prior to closing.

Yield Spread Premium & Service Release Premium

The commission paid to your mortgage broker by a wholesale lender is called Yield Spread Premium. Brokers get paid by the lender when they lock and close your loan with an above market mortgage rate. If you learn how to recognize this markup you can avoid it when refinancing your home loan which essentially allows you access to wholesale mortgage rates. Service Release Premium on the other hand is the profit the bank makes when your loan with an above market mortgage rate is sold to investors on the secondary market.

Because banks are exempt from RESPA legislation they will never tell you how much your mortgage rate has been marked up for their profit. This type of markup is therefore impossible to avoid and reason enough never to take out a mortgage loan from your bank.

Avoiding Yield Spread Premium Is Easier Than You Think

You don’t have to be a financial guru to get a wholesale rate when refinancing your mortgage. Spend a little time learning how mortgage brokers are paid and you can easily negotiate with your broker to pay a flat origination fee without including Yield Spread Premium on your new home loan. You can learn more about refinancing with a wholesale rate by registering for the free videos found on this website.

The videos offer a step-by-step system for finding the right mortgage broker and the lowest interest rate while avoiding lender junk fees. Register today, these mortgage videos are yours free for a limited time.

No Fee Mortgage Loans Don’t Exist

refinance mortgage bad credit No Fee Mortgage Loans Don’t ExistIf you’re considering a “no cost” or “no fee” mortgage loan for your home loan there are several things you need to know about these loans to avoid paying too much. Whenever lenders talk about “no fee” mortgage loans they are always trading off a higher mortgage rate in exchange for lender fees paid at closing. Here are several tips to help you avoid falling for the “no closing cost” lie with your home mortgage loan.

What are no cost mortgage loans? No closing costs loans are simply a gimmick to get your business. There will always be third party closing costs that cannot be waived…if your lender is “waiving” these costs they may be paying them for you; however, they will mark up your mortgage rate to cover the cost.

When you take out a mortgage the person arranging your loan typically slips .50 to .75 percent markup of your interest rate to get a commission. If you take out a no cost mortgage you will have this markup plus as much as a full point markup from the lender. This higher mortgage interest rate can result in paying hundreds of dollars extra each month that you keep the loan. This is true of both the mortgage lenders and banks you see offering “no closing cost mortgages” as well as the “flat fee” loans.

Suppose you take out a $350,000 mortgage to purchase your home. The mortgage rate you qualify for paying your closing costs is 6%; however you elect to take a 6.75% mortgage to avoid paying closing costs. Your monthly mortgage payment at 6.75% on a 30 year fixed rate loan will be $2,270 per month. If you paid the closing costs upfront your monthly payment at 6% would have only been $2098. That’s an extra $2,064 you’ll pay every year you keep the loan.

In five years this “no fee” mortgage has cost you a whopping $10,320…money you’d still have in your pocket had you elected to pay your closing costs up front. You can learn more about saving money on you home loan while avoiding unnecessary markup of your mortgage rate and garbage fees with my free video tutorial.