It. Welcome my house -- glad you could be with us I'm just glad we could be here -- -- -- -- -- you not like he's been for ever since we've all it has not today we've had a lot of things going on in this -- -- I'm a college football just gets in the way it does it good way and get way emergency it's key -- -- -- about things that Triton and the Euro in a major panic over the loser again. Now -- -- about fell out and that's kinda the -- at Carolina at a place like terrible and and somehow pull it out we just told now for the fourth quarter he's got that dry. It's isn't did you did you happen and this -- -- -- reviews that he can't eat the of the Oregon Stanford game on my guy she Alice like well I'm tired you know debate service 11 o'clock laughter. And sit while Stanford early put it on a story six enough and I think I'll go on the that are right yeah and so I'll wake up. And passage Ellison things turned out Tony six when he unlike most watched now it's not watched it so it was like a kid again on the skoler. And they block of Phil Phil Collins galore and now. -- -- go I'm like well what a gap. All of certainly got to take -- it was crazy current college football always gets in the way in the world Jerusalem it's true it true is convinced that target was invincible yeah you know he he probably flipped out he flipped out -- he -- -- believe -- -- -- -- Smart. Like jazz from Stanford. -- The the art insert. He went out and instead it's like this he got the ball you can't -- no that's exactly right -- Stanford LT one thing about them they're well coached team did two things I noticed. Was wine they they shot the gap every time. There were bullets in every say we are they were and had time right they had some key they were taken up on India and and they were -- were -- every time as a the second thing is when I got abolished it's four yards for your 40 that's the first thing for now -- -- for another first down. An -- never gave on the ball I can't they -- say he had a great game plan he's my dad is he's there's -- -- set of players that that target team for shares that I guess we at the Clinton he and Caroline off the sleep do you watch other people play yet can be fun I got the policy -- -- That is the that emulates organs -- you've got to honey -- get a sunny days and days and which is fine which is balance there. Look at port to it and it was a recently. Of course got a lot of topics talk about it and we've all our cars -- have just waiting for us to get back I can't give us callus Astride a time. 6644278550. During. Any question about buying selling anything to do -- mortgages to give a serene. This morning we'd love to hear from -- 8664147553. All the lines are open and we are looking for calls Ellis now the -- finally sent -- should if ideally wrapped up to us baseball personal nightly wrap that up here last couple weeks we've got to. I get the basketball roster. This week's restart that appeared a few weeks but it's. It's kind of nice not to have you know any any sport is about eight days in sports and that you know has some time in between we don't have to worry about a whole lives and yeah let's. You know we have done lots to re runs and stuff like that so we wanna make sure that the -- was gonna get fill in the and the listeners get a feel what's really going own -- the rate market so. You know just a little bit about that you know over the last of I'd say five or six weeks what we've seen as a steady not not a big been a steady decline. In any interest rate -- you know maybe quarter to three eights of a point. The -- Kennedy is kind of electrical -- I was kind of you're one of those things where we really haven't balanced. -- dig a little bit of the bills Thursday afternoon Friday morning. But for the most part it's kind of trickled down you know we gotta tell around the house -- on thirty year and -- catcher Tibetan antelope fours and and it's kind of been a welcome change because it was so volatile air for so long -- nice to have just that trickle down where you know it's not enough to where. You see a huge difference right but just enough to where it kind of you know helps customers that a little bit you know and that sort of thing so there. You know we we were running and up to -- that to the Fed meeting where everybody had already priced into the meetings and Kate they're gonna stop by stop by and mortgage backed securities and equipment that money in the market. And everybody had prepared and of course at the last minute. How important I was so. It'd already been priced into the market. Over a run 45 and I think what we've seen. It's just that trickle back down to that normal number is longest day you're involved in the market you factory SS -- and it is that we are part -- the -- the adjusting part will be. How long they stay involved after the new year. And that'll -- it's tiring factor I think as far as where -- -- -- you know and and we're getting chairman change coming. Yeah -- saying. It might be a little scary you might wanna get in I'm not out yet they are volatile -- fourteen. I know how he's gone but it might be just a little. That's exact what we -- have we do have some good topics today but would rather talk to you if you got a question about buying selling anything to do the real state do registering 866. For 1470. Bat 53. That's 86641475. -- victory. We don't talk about the path that I will be back in just a minute. -- -- All welcome. Accuracy and a house plans JD Nelson Chris Roberts here from county bank mortgage were taking your calls this -- Of answering the phone lines are open hole for 866. For four to seventy bat 53 that's 86644. To 7550. Very. And Keith is on his way to -- Athens Georgia satellites to dogs in the mountaineers ten minutes yet taken Bennett never been -- games and he's excited about there. And -- talk a little real estate and I would love to hear from him we. Well before the break Chris about. Interest rates and -- trickle down some over the last two or three months and only a little bit of a spike last week and we think things are kind of as status quo we're gonna stay like that. Probably until after the first of the year and -- little have a big. December ever big month for a lot of change your. -- but of course we have a lot of changes coming down the -- the first week of January. With some of the call by mortgage and some of them Dodd-Frank everything distant past and an implement in some rules. Mere 6900. Page yeah shouldn't be anything that we wish for a -- Well I take it that the biggest thing and I and I think we're really do need to address this I mean. You know it. It's hard to be urgent when you're look in the back a -- But if you look in her brief. You might wanna really if you didn't sit on the -- she may wanna get off debts and and here's the reason why. On in the government's infinite wisdom they have decided to price Phoenix loans starting in -- you -- We're essentially the most that. The lender can make. Own the loan from the customer. And this includes all kinds of a PR fees is 3%. -- And of course universalist or -- -- god that's a lot of money united will ideas unless. You're doing alone under a 100000 right and so. I'm sure most of the listeners knows that you can you can make money we make money on long two ways we either make the money from the customer on the front. Or and we sell it into the secondary market we make money that way. And what's gonna happen. Is that. And and I guess to you made you slight squeeze in a -- in the money's going to be deciding the question is where does that come right. You know he's not only more irritable and not many last year and -- the gentle squeeze the -- And the only way for us to a deep crease what's made on the front side of the long from the customer. Is to increase. What's made on the backside which increases rate -- in increases rates without the rate market even having them. Yes that's exactly right it'll be it'll be very each thing you notice almost kind of the you know he -- this word kind of discrimination thing you're a smaller alliance. And the problem is it when you're checking in stat there won't been the other way that the package that correct. Besides that way but I think. -- think a lot of losers don't understand how much cost goes into producing England a strike and end and that continues to -- a lot of things it just people don't say you know. Yale gets Tex turned forget this and you know there aren't. But there's a lot of things it coming you know from now -- -- and you have to. I recently reviewed a study that came from the Mortgage Bankers Association and their estimate is that it's about 20% Europe the year. In right now to produce alone. It is is about 55 to 5700. Dollars and Craig just -- just produces. And says that that's if you -- -- you know if you make you 5700 your breaking even yeah. And so you know that cost has arisen over the last three years because of of compliance and things like that -- and not all those that were saying those things are bad a lot of the things that have been institute you know are really Smart -- and they make a lot of sense. But when you go in and price -- in -- say look you can only make six owned the loan on the front. You know 300000 our own no impact you've got to 88000 dollar loan it's going to artificially increase the rate that you pay. And here's the bad news over the entire life for the long yet that's exactly and so while the government is trying to help you up front they're gonna hurt you in the end of the calls. It is going to cost more money long term for each individual buyer especially I would say a 150 down yet. Yeah a 150000 dollars down is gonna make a negative impact which is a huge part of remark yeah absolutely and so to I highly recommend. That if you have been sitting on the -- are waiting that you get in the game stretch on the right fast idea and and the way to do that is just the Dow. The 331 home number 3314663. In just ask somebody to look at it or. You can always she'd email to ask JD at county bank mortgage dot com. And JD you'll be happy to look at it if it's a good deal bad -- don't have -- -- religion. Yeah and if you have a question or comment give a -- sport -- the phone lines are open 866. For four to seventy -- 53 -- toll free 86644270. Fat 53. And Chris one of the things I was going to. Wanted to talk about today are down. You know with the interest rates were talking about -- -- the stance on the -- guy isn't sure that sort of thing but you know the market has continued to be relation wrong. Inventories down Bertha Miller country Charleston area and Greeneville. And the market is pretty much been. Up about 45%. Year over year. And that was after a fifteen or 16% increase to previous years so. The houses are good but there's still a lot of people I believe that are getting ready to about sheer sitting on the sidelines thinking okay it's. You know Thanksgiving Christmas -- common I think I'll just wait until after Christmas. To really get in the game and you know one of the things up -- good topic to talk about today is. Is you know if you are getting ready to about what you need to do because there's a lot of things a lot of changes come a day around. And you know and that we got a list of the items that people should consider right especially if they're gonna begin now there in January to to think about buying. You're you are less than -- house plans -- JD from county bank mortgage in the house. Here to each year questions about buying selling anything to do with the real estate -- -- -- 866. For 147553. That's 866. For 147553. Would love to hear -- -- but you know you're right JD I guess you know the first decision. That you have to make and and we did have a collar couple weeks ago that was decided they were gonna wait they said look I'm gonna wait a year. I'm gonna wait a year and a half because I got to do XYZ PDQ and had listened to the show they were down in the Charleston market they'd listen to the -- And heard what we have said about interest rates only increase prices only increased. No pressured about that maybe should think about it. And seek did you -- say you know step number one is always. To look at pre qualify right you know to an end in all of it takes is. You don't have to have a property address you have to have anything other than I'm think in most man about this month. Right had a customer -- suit just this week as a matter of fact and and they actually had some credit issues that it popped up in the last couple years. And had a previous bankruptcy and they just wanted to say hey Lou we have a lot of other factors what's the magic on daytime job here's what I can do we can put money down -- been on a contract for deed on the current it's that are. And we'll talk more about that here just a minute we got our first collar bit let's go over to bud Jeff and Charleston hey Jeff how are you. From the primaries are they doing great thanks for college today. About -- -- Wells Fargo. Loan modification but at least you're -- back there and they're right -- Tell us what you mean by that. And they increased their thirteen year loan that thirty years in a while. Yeah and it is under a couple of thousand gullible and would never been -- contract. Okay then finally they did and they're just all out the ball. Okay. Win when you originally get the loan that you modified. I look back is probably. 2000. And maybe get. That that -- -- and I just did the original loan was in 2000. I got it was a purpose for modifying what what more what triggered you to modify the -- it was payment -- that are. Out of work or a year brought -- brought the job -- don't. Yet and typically what happens on these deals as they have a yum. Modification trowel period -- on a trial mod is what think all right Rula what we refer to -- a trial my. Yes so they go in and they adjust the payment and in the wanna make sure. That the individuals -- able to make that payment before they do the actual modification right. In an accident after the trial period if that works out okay then they'll they'll actually UC NG the modification papers and that sort of thing. You know a couple things out today to. In many cases you always want to make sure because sometimes when you modify like daddy does affect your credit. And that's definitely one thing that you wanna consider. In other cases testing at work out or sexy a great deal especially if he'd been out of work for a month or year whatever might they. You're trying to. Just can't rectify your situation a little bit more. Did so well -- where are you right now I guess they extended for thirteen years left out of to a thirty year Gaby in the payment in exchange rate not suffer. If he had a live -- from -- to like three. Portrayal and talk like that is what much. Right. And is your main concern or issue with the the the extended period of time oh. Yeah and are you back at work now -- Yeah dependent on how it impacted your credit how they how they registered and -- your credit how long baby had the modification. Yeah a couple months okay. Our recommendation would be to you. You know if you want us to look at refine and only shorter term we certainly -- they did. And as long as -- a situation where you could afford that payment. And again it's gonna depend on how are reported on the credit just like JD said we've seen some where the customers -- pay a modified. You pull the credit it doesn't look like there was see anything happen everything's fine and dandy. Then we've also seen some -- You know it's. Posted all over the account -- so it makes it a little more difficult from the standpoint of like waiting periods yet so you may have to. If if its own your credit like that we may have to wait a year. And the -- did you know you could go in and refinance that loan. And entry on that term back down in the kidneys for years is fifteen year rates are below -- that that 375 that you're talking about right now anyway. Yen one or two but doing Jeff too as it sounds like they date that your rate a little bit when they did the mind. And sometimes there is a lot of value and to stop and the music and and and keep things status quo for a little while -- like crystals talk and Aaron if you're a situation where you've paid a few months already. I would just continue to make their payments as a modification states. But at the same time as well. If you continue to do that if the rate cut excuse me is actually lower than what it was previously. There's probably no -- -- you can pay extra fuel to to have a -- torch principal. And -- you may actually work out the year even more beneficial to do it that way but just something to think about -- Eddie -- we like outlook and outlook now disputed tally did ONG did they ever seen the contract. No not until it was they I had a free -- period it would not -- -- and gave us the trauma on that right. But do you have some denial yeah -- OK if you have access to a scanner fax machine if you wanna just call us will -- happy to review it for you we do this all the time and just look at it. And see what they actually DN closers there's a million different ways to modify along. And we'll do is review it figure out what they did and then come out with a plan it might be a plan that we have to do fourteen months from now. But we're in at least -- be some idea of where you're at what we think he should do from mortgage standpoint. -- this isn't duke basketball or what they've done here in B although all of our stories would have to be done to -- more a lot of people. Yeah that's true Willie if you call that same 866 number that you did own Monday or Tuesday I guess -- Tuesday because of Monday's. Better holiday. But if you Collison on Tuesday will be happy to set a time take a peek at it. -- -- all right Carl thanks thanks yeah and -- off all right thank. You know one more thing I'll mention. Jeff brought up I had another customer coming this week was talking about a resigned I've given it some numbers to consider in this right yeah. And they said the same thing they say lobbed it offered a modification. And we had a conversation had no idea that can possibly affect credit. Right no idea what in these terms are going to be and I think it's a sometimes. While it sounds like a great deal is kind of one -- buyer beware -- tight deals because you know a lot of times it can really have a negative impact. Not only on your credit is Goer but your credit overall they can limit what you'd be able to do you know if today. Two years says discipline to -- so yeah I mean not my concern is you know a case say you do the modification and then you get a job transfer yeah okay. Say you get a better job you have to move won't did that modification impact your credit no way that you can't buy now right in -- really needed it unit really need to look into that power. Before you do the mind because it could get -- as -- Don't handcuff yourself to a situation. This going to affect -- three to five years down the road. Especially -- -- what Jeff was referring to he was a fifteen year yeah probably could easily just re fat into a thirty year with a really good rate. And not effected anything and had the benefit of having a lower payments you have some with a. -- you're listening to house plans Chris and JD here from county bank mortgage peer to take your calls question comments about buying selling anything to do with the real estate. Headed into our bottom of the hour break give us a ring 86644. To 7553. -- Welcome back South Carolina you listen to house plans JD Nelson Chris Roberts here from county bank mortgage. Glad you're listening we appreciate our listeners actually a tea one thing out there wanna shout out Chris before we. Gear too far is you know it's veterans week in and solution. Big gap thank you to all of our veterans both. Past present and future absolute. Without him boy out -- we would not appreciate the freedoms that we have a I went yesterday morning they had a grandparents slash veterans day. A bomb program -- larger -- yeah and got addicted job it is about 45 minute presentation and and that's a bad over there and he's a veteran bit. They you know put their names up on the board and hadn't had gathered in gonna do it is saying start kinda lantern god bless America and -- -- Morgan had a tennis tournament recently. Now -- you very sad to give from green with the new -- one day. And are ready or they're from Greenland it cannot but I gotta go somewhere else and you start and a guy. And then I was lucky enough get behind the state and activity about the that's a whole other story. That's all about asking for forgiveness then -- -- and on the red. When I was driving through one of the small towns as I went through the had a big banner in the square -- that veterans day parade now slide while -- chemical that is skill and certainly want to agree with your comments there we couldn't do we do if they had made the sacrifice they made -- and we certainly appreciate that absolutely we really gave. And that the thing that cannot. Brought that to me was you know two about the veterans and and one of the things as of out there for a is you had a question this week I think it was. -- trying to go a 100% on -- The property was in a USDA addressed. And so the question is which way you like to USDA. Or via -- because there were also veteran. Yeah Iowa's great question and end you know they were looking for a 100% program and you know usually. It's very rare that we have but the VA any USDA possibility you know easily it's one or the other and -- -- -- -- you actually waited -- against each the USDA is driven by dress -- income right. And then the VA is driven by -- yesterday yet that's exactly right it down. Which are put numbers together mean -- and and near the VA lion is actually name a better -- for sure several reasons I mean if you didn't have the funding -- and that sort of thing. But -- a USDA also has a a fee is well on the front. Plus the USDA has monthly PMI have a I'm not at the USDA is a bad line by any stretch of the imagination. But the race actually on the VA loans are actually a little bit better right and we were able to give a larger credit back to the customer. When you compared apples apples in terms of the same interest rates so most of the -- closing costs and -- We keep giving credit back at the same rate on the CA as opposed to a US yeah house. Gonna say usually when you're doing -- VA loan. And we do get that question a lot from the veteran is you know what kind of expensive I gonna have four because of the way that -- priced. Most of the time I would say you know 95% of the -- the way that won't priced as we end up paying some if not all of the Politico. Right no that's exactly -- And ended -- though that you had a discussion -- -- out last week he had grown -- -- orient and they were actually going out and an end in -- a trigger lead. From a customer which is a when you apply for a mortgage. That the credit bureaus actually go and sell your information sounds like and I think illegal but I -- high and it's ridiculous but sell -- people by the leads and and they start bombard -- with letters and phone calls if you're not on the do not call registry. But my customer had received an offer on a VA line. And three point 75. Whereas we were fourth quarter right and so I said well that's finally we easy to compare apples apples. The 375 option was actually I think 6500 dollars in closing costs -- -- like that and their credit and their credit and then ours was zero cost. And I said you know. We talked about 101000 dollar -- yes and and yes your payment is going to be. Forty dollars -- just say on the higher rate line right by. EA you're going to be clip that and along at forty dollars at a time -- you get -- start 6500 dollars in the hole. How long is it gonna take money forty. 6500 it's a time yet and when. Other thing. Is it just to make sure the -- -- -- you know if you are a disabled -- there is a chance 'cause this customer was there is a chance that you will not have to pay a funding for -- -- and in this particular case it made it that -- even a better deal. Because there was probably. 3500 dollar guarantee -- and that was not charged yet and so do you know -- the VA loan is is one of my favorite loans because. Wind he gives back to the veteran to its guaranteed. And so -- the of the they they perform better long term right. Which provides an opportunity for a little bit better rate and for us to pay some of the clothes and Collison is it's a solid loan all the way around. And it can't be used to refi into it can be used for purchase and absolutely it's a lot more it's a lot easier to use than people think. It is dealing with the with the changes in underwriting especially on the conventional lines and you know it used to be maybe that was the end of perceived to be a lot -- the VA line analysis in just disease using any other and most of my clients -- will tell. You know I always like to give options shared values again OK well here's your best rate option with a point there's no point -- when when the fees etc. You know one of my best explanations exist like for that customer always say okay -- let me give you the option -- Would you prefer not to give me anything in your payment BX or do you wanna give me. 6500 dollars. -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- Especially it. You know in the next tee and your sure but a lot of times a lot quicker than actually. Well you got Chris in JD here from county bank mortgage that you chew your questions. About buying selling anything to do with the real estate -- -- blistering 866. Or 147553. That's 86644270. Bat 53. You know down -- that Charleston market seems to be quite a bit of veterans we do a lot of VA loans down their JD in. You know is that the important thing to know who is that you can reach back conventional loan in two of the day share generally a little bit better rate on. But it is part of our customized mortgage solution that we do for each and every customer that question is in there are you better yet. Because if you are gives you an opportunity. That other folks don't have I have seen instances very few. Where the conventional owns a better way especially on the low low undervalued right along. -- one of the other big advantages. That we haven't spoken about here on the VA loan is it doesn't stop for seven -- -- right. Yes you do it alone stop at 417 and you move into the Jumbo market. -- would close one just recently actually I was like 450000. Or something like to say you can't go above that for 79 -- -- get a 100% which he -- but just a little bit. Yes it works out it works out really well if you're buying a Jumbo our your your loan is a Jumbo and Europe veteran. Definitely be sure to ask for a potential for EA line because it can't make a huge difference on your payment and and the rates are a lot better army is just -- did you know that when you -- in the just to give an example the purchase price was four for our sales were 85 something like that Castro was -- on Daniel island. And they were putting about 101000 dollars they -- And I think we did alliance for around 442445. Supported it put a little bitty and you're a small percentage. Compared to what you would had to do on the on a Jumbo loan for instance. You may have had a Petit and her 15% yes exactly and then not only that the difference and interest rates. Was I wanna say it was maybe half or three quarters of a percent while so it was a huge benefit cuts were in the closing costs again. -- sergeant bigger want him -- those percentages -- sure you know the premium is he says he -- key and you can also refi and of that so if you're in the Charleston marketer -- -- market. And you have a Jumbo now. There is the potential. That may -- you could shave a half point or more about switch in that to a VA loan. Farm and of course you -- look at funding for the -- wanna compare as I was and we -- -- LA to get to 90% cash out which is more than you know anybody else -- days I -- anyway listen to our final break -- the show I've got a question or comment a phone lines are open. 866442. -- fat 53 gives call will be back right after this. -- Welcome back Chris and JD from Carrie Mae mortgage here in the house here to take here. Questions Karl's comments were headed down the backside of the mountain we do need some call -- twelve -- only twelve minutes give mr. ring 8664147553. We would love to hear from you we talked a little mortgage and real estate this morning. And you know we just got finished talking about the VA loans the fact that you could do a a Jumbo of a large over 47 saint and while we're talking about that Jumbo. Cannot open air next year about what the conforming limits candidate. Yeah you know about a month ago the overseas a lot of memos from our investors. That we're saying hey listen you need to start planning come January 1 and Morgan. The Jumbo limits going to be 400000 enough for seventeen. And you know going to be able to do a -- conforming loans over that 400 mark. And -- chemical quiet the last. -- the road and a Lotta Lotta Lotta pressure from now are the national association -- real state and realtors and a whole lot of other people on congress to do well -- Why are Mardy is doing OK yeah but two. Not not not got the umpire. And you know I think it's important to point out that the way and and I don't know the exact way some talk about -- I think now when -- absolutely -- that. What used to happen is that I think it was based only median or price for the country. Fifteen Ian for any move that number every year try it got like 392 to 394. Ever picture and it's like when we started. You know who in close at 315 here somewhere like that area of 5315. And that was you know if believe it or not fourteen years ago Wright and and in slow and steady as the market improved it ran up and ran -- -- all the way to get for seventy. And -- what happened was when the market went off the clear. Everybody was afraid everybody was afraid to lower that number because then people can -- right you know values going down. And so now the question is has the market recovered enough to do that. And the question is how many people are between 40417. Right now that it would have a negative impact right. Right it will be very interesting to see. How that shakes out we have not seen anything definitive. In regard to that but at the same time is definitely something if you're in that ballpark. That you need to consider especially if you think you may be one to retire cash out or did something along those lines. Now taste of the -- Chris you know we've received. To. I want com new programs that. Two programs came out just here in the last weaker to one's an improvement once an improvement and the other is you know you can say caribou hunting going back down these these roads again bit. The first is the home affordable refinance program harp that many of our listeners have heard us talk about over the last few years. Has expanded now. On the may 31 2009 date is still in effect however. Is the the rule used to the best Rainier Freddie would have had to purchase Atlanta and before may of 2009. Which easily nipped at the line had to be closed early about early April -- the closing date. Now they've expanded after the two months of April and may to where if you closed in May of 2009 or before may 31 alert but it. It only took them five or six years to figure out that's -- much smarter deal cry and the reason it's a much more to do is because today that everybody knows yes yes right customer would come to you and say JD -- Malone home. April the twenty that are -- of 2009. -- Rockwell right and you have to say way you know let me check punch it in NC. Because you would know what the date was but it all impact and a -- Iranian Freddie put it on their books which is a date that you don't know that's exactly right and so now at least the customer if you were in that April may wind. And have been previously denied the -- brief our program because people said. Hey you don't qualify and of course this heart -- is the one that will help people with their sat down strike a strike and Doug. What I would tell you is if you're in that window you should check again because Fannie Mae is updating. They're database I think on November the sixteenth. And then Freddie has already started to date there database but if you're -- they only know when you closed our own your hood. Is prior to may 31 2009. Then you would qualify most likely for the heart program and another big manage of course the -- you like the most is sometimes it does away with the price. Yeah which is nice distance winless layer of potential headaches you don't have to deal with pitching now it's out any of our listeners -- closed before may of 2009. You need to take up the -- -- Kolb because I'll tell -- right now either your interest rates China for you'll qualify. You may qualify for the heart program. There's just a lot of different opportunities -- to be their forty per share and I know left at least a handful of people that I talk to over the last two or three years. That just may ask you know run as -- -- -- -- and they just -- that they close in time pure and of course we've got the list that you dispersed out journal report list of our customers to it to. Let them know hey you're April may you may not have qualified before you do nine -- right because of that change yet so there should be should be allowed opportunity there and of course to anybody. Maybe if we didn't close at one of four you're still a good time do -- consider give us -- At 331 home. And I will be glad to take a look at that for you just to see if it makes answer like I say. Is kind of like second opinion I'll give -- your information we can check it out to be some ballpark numbers before Iran and on the record. And guide policy that makes sense and it will if it does wolf will present to two big. Manages there you know the way the way the program is designed is. You know -- people say why would you -- a loan to somebody their upside down you know the the reason that is designed that way is the theory works like this year -- and I -- -- you have to be current to qualify right you're paying nine now if we lower your interest rates. Teachers are you don't keep pace that's right you're right why would you not pay less to prepay and mourn I don't if you go say two -- 300 dollars a month. Yeah and the beauty of it is if you ball right at the top of the market. In your upside down it's possible that you could still qualify. And not have to do an appraisal -- that that makes it so much more and the cost -- yes absolutely and of course you know you're not gonna do with a doll with a novel saving you money right but right in most cases you're gonna save some -- yet most of us take. -- either paying they're either in arms right and their eleven themselves right now but that will change yet. Or there at a fixed rate is probably somewhere in the minute. Or maybe even higher than that it was a good time to consider. The other program allows get a matching Cranston and you know it kind of made me think oh here we go again and they sat around to senator. But there was a FHA. With some of our investors has actually expanded their. Minimum credit score requirement down too late by the eighties. And now for a long time has been 660 yes that's right so. So what that does is creates a lot of opportunities and actually got one customer that I'm working with right now. She had a six wait credit score and were able to refinance her layered onto an FHA island right and she's actually got a great learn to value and all that she's been limited. She's -- six and three quarters and -- was of his illness he could do because the first score and then look generate did you land that was going to be in my fourth quarter for an enduring something like bats yeah but to get -- -- For that particular bar -- take you there are over -- okay what that means is. You gotta be between your mortgage on time -- you know violates no -- the last twelve months. You can't have an abundance of collection can't say you if you know if you haven't paid charter somebody -- dad and they put a collection. There is -- your dot com credit. That's gonna have to be cleared out prior to write that debt to income ratio requirements are a little lower than what the maximum czar on your typical refinance -- and in other words you gotta have a little bit better capacity to make the payment. Right right you're job Tom I think you get there's -- there's a job timer apartment and I can't remember right a stomach it. They like what they're doing is is there. They're tightening up a lot of the parameters around that line and Nen inning big going lower on the credit score and it -- not fit for every wind right however for somebody to. Didn't make in their payments but but let me ask you this a lot of times you know what what I can hear the listener saying -- was -- -- really. How can you have a five AD if you if you get perfect credit opposite right right but. -- how does it deal with like medical places and things when medical's medical sir -- -- excluded here said that's really how it happened right you get into a situation where you have medical illness she won it would 67812. Medical collections that drives your score dying -- Or you have how I balance. To. Credit card relations on your credit cards. And so when that situation. Your scores down which you you have major mortgage religiously own time every time. You make your payments like you're supposed to you don't have media other collections he just been beat to death because of the medical too well and. In this particular situation. Our customer had. A divorce situation has had and you should credit cards. And Kennedy -- about you know and I can't think they finally got all that resolved and Australia the other thing is you cannot cash out and that program as your purchase a great term refinance only. But you know we're still going to safer three or 400 dollars a month wow from what she's playing and she said yeah -- -- can use that money to pay off my credit cards. Yes she's kind of got the plan right place so it's that she's been really -- that extra money to pay the credit -- down to drop the score -- right which I would be willing to -- a year year and a half from now should be able to -- India and the -- yet that's exactly right it's an FHA program FC will have PM hour Carlos of one of value but it's a you know if you're playing at 63 quarters in years about the M if you don't or idea that's her -- and a great point. And -- your interest if you're in that situation in your interest in what you should do. Issued an email if you're -- in the heart program or the new FHA program shooting an email to ask JD. At county bank mortgage dot com that's ask JD -- county bank mortgage dot com all spelled out. If you if you to shoot an email and say hey here's my situation. Well what do you think. We do free consultations all day long or you can always -- -- the county bank mortgage dot com website has hit that free consultation -- And will assign you pay a mortgage consultant to sit down and look at what you guys. No pressure situation and just say hey here's what we can do and if if you've got the best deal with you could have right now that's found with -- slowly you know that. The F. You week you could you know really the improve your situation in the religion and. Oh I absolutely love to get those emails ask JD AS KJD at county bank mortgage dot com. And like you say Chris are you really need to do is just send me your balance. Send me your payments and your rate. Maybe your address and and I can do some research and figure out hey is it a heart line and has denied. Which you qualify for a better rate would deny you etc. worker at the payments that kind of thing. Talk instant generalized. Number sure and yeah and then if it looks like something that maybe it's gonna make sense to the F. Then we can kind of sharpen -- pencil get it out figure out exactly where we are but it's nice to get those emails. In the same thing on that VA loan if you if you're veteran and require end would qualify for VA loan. In you currently have a Jumbo. You may want to consider looking at converting it to a VA loan for a couple of reasons wind. The interest rate in most cases will be less. And and -- you can go above that force seventeen. An -- is just to get blown all the way around for the for the veteran. Give a listen now another good show -- absolutely we appreciate our listeners thanks again. And just a shout out to our veterans most past president feature we appreciate your service. And thank you for everything you've done for our country and for us individually. I hope everyone has a great weekend and it will be back next week on houseplants.