Ask The Money Coach

Posts Tagged ‘Banks’

To re-establish credit after you’ve had credit problems in the past, try these three strategies:

1. Open a Secured Card.
With a secured card, you put up a certain amount of cash into an account – perhaps $500 or so – and that becomes your credit limit on the secured card. Apply for a single secured card; you’ll get it just by forking over the cash as I described above. Then simply on-time payments for 6 to 12 months. This will definitely help you boost your credit scores because it will generate some positive payment history for you. It will also help to offset somewhat the past negative marks in your credit files. Before opening a secured credit card, just make sure the bank that issues the card does, in fact, report to the credit bureaus.

2. Clean up Negative Information and Mistakes in Your Credit Reports.
Get your TransUnion, Equifax and Experian credit reports. You can get one of each report free each year from www.AnnualCreditReport.com. Dispute any mistakes you find. Also, contact your previous creditors and offer then a small lump sum payment to settle your debts, in exchange for them removing the negative information on your credit reports. Only do this for recently delinquent accounts (i.e. those from the last two years). Also, only give up cash payments to those creditors who agree, in writing, to delete black marks from your credit. If they simply note the account as “Paid” but leave the old, negative information there, that won’t help your credit.

3. Pay Your Existing Debts on Time.
I know you said that no credit card companies will give you a regular card. But it’s likely that you have some existing credit accounts. Whether you have other credit cards, a mortgage, an auto loan, student loans, or other debts that are being reported to the credit bureaus, be sure to pay all those bills on time – every month without fail. The single biggest determinant of your credit score is your payment track record. That accounts for 35% of your credit score. So simply paying your bills in a timely fashion will improve your credit rating over time.

By using these three techniques, you will see your credit scores improve in a year or less.

Your options for refinancing a rental property are very much dependent on two factors: the amount of equity in the home, and your credit rating. On both counts, banks have gotten a lot more strict about lending money for real estate — especially for second homes and rental properties. I’ve written about this topic before. Check out these article for some tips:

http://askthemoneycoach.com/2010/01/do-you-know-any-lenders-that-will-approve-a-home-equity-loan-on-a-rental-property/

http://askthemoneycoach.com/2010/01/how-do-i-obtain-a-loan-to-buy-investment-property-with-bad-credit-i-rent-out-one-property-that-i-own-but-i-can%E2%80%99t-get-a-loan-on-it-because-my-credit-score-is-560/

I would not open a “few” secured credit cards, however, obtaining a single secured card and making on-time payments can definitely help you boost your credit scores. Paying consistently on a secured card will establish some positive payment history for you, which will help counter-balance (to a degree) some of the negative data that is currently in your credit files. Opening several cards will result in multiple inquiries and could further lower your credit scores. Before opening a secured credit card, just make sure the bank that issues the card does, in fact, report to the credit bureaus.

Other Credit-Boosting Steps
To get an even bigger boost to your credit rating, you should try to clean up some of the blemishes in your TransUnion, Equifax and Experian credit reports. If you can contact your previous creditors and offer then a small lump sum payment to settle your debts, in exchange for them removing the negative information on your credit reports, then that will enhance your credit rating. Only do this for recently delinquent accounts (i.e. those from the last two years). Also, only give up cash payments to those creditors who agree, in writing, to delete black marks from your credit. If they simply note the account as “Paid” but leave the old, negative information there, that won’t help your credit.

Improve Your Credit Without Taking On New Debt
You also mentioned that your car note is currently in good standing. That’s great, because at least you have one “traditional” form of credit in your credit file. A car loan is an “installment loan,” and the fact that you’re paying it on time is viewed positively in the credit scoring world. The other two forms of debt that get analyzed, from a credit scoring standpoint, are “revolving debt” (which is credit cards), and mortgage loans. The fact that you rent, and don’t own a home, doesn’t mean you can’t establish a good payment track record with those rental payments. Try using a service like Payment Reporting Builds Credit. Their website is www.PRBC.com. It allows you to document “non-traditional” forms of credit, like rental payments, child care costs, utilities – anything where you’re making regular monthly payments. The information gets tracked by PRBC and helps you build your credit history and show a potential lender or creditor that you’ve been paying various bills on time.

Pay Down Credit Cards and Pay Everything On Time
Also, just make it a priority to pay all your bills in a timely fashion. That’s the biggest factor in calculating your credit score. Lastly, if you do already have any standard credit cards (i.e. not secured cards), try to pay down those balances. A good target is to keep your credit card balances at 25% or less of your available credit, if possible. That too will increase your credit rating.

You are in a very, very tough and complex situation because based on everything you’ve said to me, here are the facts:
•    Your husband has been put of work since March 2008 and receives his last unemployment check (after four extensions) this month.
•    You’ve repeatedly sought a loan modification, since December 2008, from your lender but have been consistently rejected because you are current with your payments
•    You’ve already depleted your savings from $25,000 to about $9,000
•    You have roughly $25,000 in credit card debt
•    You’ve been advised by a lawyer and a loan modification company to stop making payments, attempt a short sale, and if that fails file bankruptcy or go into foreclosure
•    You cherish your home and neighborhood and really don’t want to leave there
•    You and your husband both have very good credit scores in the 700s. Your credit score is 762, and you want to maintain a good credit rating

The Perfect Storm

It sounds like you and your husband have been caught in the middle a “perfect storm” financially speaking. Not only are you seriously underwater in your home – as are 1 out of 4 homeowners nationwide – but you are also grappling with a serious loss of income, due to your husband being out of work for nearly two years. Moreover, the credit card bills are mounting and the savings you’ve amassed are quickly dwindling.

Obviously, you have been able to hang on until now, using your individual job earnings and your collective savings as a way to stay afloat. But I recognize that you’re in desperate need of a life jacket – and soon.

Tough Choices Ahead

You did not say how old you are, but you did indicate that you would have liked to “grow old” in your current house. So I sense not only how passionately you love your home, but also your willingness to stay put for many more decades. If that it the case, then you have to make some difficult choices. The first is whether or not you’re willing to sacrifice your credit rating in the short term, in order to achieve a long-term objective, namely saving your home. Currently, your mortgage balance appears to exceed the value of your home by 50% or more. Realistically speaking, it could be another 10 or 20 years before your home regains it value. Who knows? This makes any potential sale highly unlikely – at least without doing damage to your credit report, as a short-sale will definitely do. A short-sale, foreclosure, or a deed-in-lieu-of-foreclosure are all treated the same for the purposes of your credit rating. They are major negative events that will cause a triple-digit decline in your FICO credit scores.

But in my opinion, a short sale is not the best option for you – certainly not at this time. Because your home is so deeply underwater, you may have difficulty finding a buyer. And even if you do, it’s likely that you lender will balk at agreeing to such a low price. No matter what the market value of the home really is, the bank may reject your short sale deal because it may result in a potential loss of a few hundred thousand dollars for your lender.

Don’t Succumb to a Short-Sale, Foreclosure or Bankruptcy

As I said, however, it’s a little premature for a short-sale – primarily because you adore your home, you want to stay in your neighborhood, and you have actually been able to make the payments (as hard as that’s been).

Given all of your circumstances, I do think the attorney and the loan modification company were correct about one thing: if you really want to get your loan adjusted, unfortunately you will have to miss payments. Yes, this will cause damage to your credit rating. But the damage of having a 90-day late payment on your home will be a single, isolated event. It will be far less harmful than bankruptcy (which will stay on your credit report for 10 years) or foreclosure, which will also haunt you for seven years, and means that you’ve lost the home you treasured.

Contain the Fallout to Late Mortgage Payments

Instead of bankruptcy, foreclosure or a short sale, try to contain the damage to just being 90-days late on your mortgage. Keep up those credit card payments; even if you’re only making minimum payments, and you will be able to rebound, from a credit standpoint, from the late mortgage payments. It’s a kooky system we’re dealing with now. But the sad truth is that so many homeowners are struggling with payments that banks are “prioritizing” and only offering help to the “neediest” of borrowers – i.e. those that are already behind of their home payments. Ironically, although you and your husband are trying to be responsible and do the right thing by staying current, your fiscally responsible behavior is the very thing standing in the way of you getting a loan modification.

Ask for a Trial Modification

So the bottom line is this: I hate to have to offer this recommendation, but if you really want to stay in the home, or even just buy your family a bit of time until your husband can get a replacement job, then you should first find out all the details you can about your lender’s home loan modification program. Get all the paperwork, applications, and other forms you can – even ahead of actually missing a payment. Once you are late on your mortgage, many lenders offer you the opportunity to go through a “trial” modification period. That’s where you make reduced payments – usually for three or six months in a row – to show the bank that you can afford the modified mortgage amount.

Again, I know this isn’t an ideal situation. But in your situation, you can not achieve all the objectives you want simultaneously. Think about the long-term. If you truly want to stay in the home, and if you and your husband can afford it with a modified mortgage, then don’t be so stressed by the fact that the home is underwater. After all, if things work out, then your equity “loss” really mainly matters on paper, because you’ll never sell that home you love so much anyway – not now, and not in the future.

Unfortunately, I don’t know of any institutions or organizations that will supply you money in order to pay an “Idea Company” for their services. I have to say that I am very suspect about what this company may be able to do for you. If it is a company that purports to help inventors who have created products or entrepreneurs who would like to bring various ideas to market, I would recommend that you check this business out very thoroughly before turning over any money. It is common for certain less-than-reputable outfits to insist on receiving large upfront payments before they will “help” you get your idea/product off the ground. Check out the website InventorFraud.com for tips for on how to license, patent or profit from your ideas – as well as how to avoid unscrupulous firms that may try to fleece you. InventorFraud.com has a lot of good information from Michael Neustel, a U.S. Registered Patent Attorney and founder of National Inventor Fraud Center Inc. (NIFC).