February 15th, 2010 8:56 AM by Eric Fang
I hope everyone enojoyed the Valentine's day and the Chinese New Year. It's a great weekend for us, withparties and all the delicious food.
When we talk about the Valentine's day, one importantthing is the commitment, the love. We have the commitment to our loved ones.
It's very similar to the rate locks. When the mortgage broker lock a mortgage rate, we have the commitment tothe lender, if this loan qualifies, we will deliver to the lender; The lender will have the commitment to theinvestor, they already arrange the funds from the investorand prepare to sell the loan if delivered. And the borrowershave the commitment for this rate lock and prepare toclose this loan at this rate lock.
When the rate goes lower after the rate lock, the commonquestions we heard are: 1)Can we float down the rate?2)Can we submit the loan to another lender?
For either scenarios, we can not do it without cost(samefor the relationships). For the rate floating down, the investor will allow us to do it for certain cost(0.5 point for most lenders), so usually we float down the rate when the rate goes down a lot)0.25% or more). We will still keep the commitment, and the lender will allow us to do it if possible(though at certain cost)in this case.
If we decide to submit the loan to another lender, firstwe will have some extra cost, like appraisals; second,we(mortgage brokers) will break the commitment to the lender and will tell them that we can not deliver the loan.If we do it a lot of times, we will be kicked out or will get worse rate(or pricing) for the future loanswith this lender. In the long run, it's not a good practiceand it will hurt the relationship(with the lender).
For my cleints, we will commit to the lender whenever we lock the rate. It will be almost impossible to re-lockthe rate or float down the rate(most of the time). So We have to have that in mind when we decide to lock the rate.
I had 3 "former" clients did not sign the loan docs in 2008 when the market rate was 0.125% better; and the rate they gotfrom other agents was still not the best and they did refiagain after that. We can not compete with the market. ThoughI can get the best rate today, I can not gurantee it's the best rate the 2nd day or afterwards.
So in today market, when we decide to lock the rate, we already know that is will be very hard to float down toget lower rate.
Enjoy the long weekend and the readings. I will work on themonthly newletter this week(around Feb 18th).