With the ongoing housing crisis, it's an increasingly common scenario: family tries to sell house, family can't sell house, family decides to keep house. But what if the family would like to refinance the house that's still on the market?
Is that possible?
A home sale listing doesn't have to kill a refinance, but it can make it much harder. From the mortgage lender's perspective, you have some convincing to do.
Why a home sale listing can derail your refinance
When homeowners can't sell a primary residence, they often try to refinance and then rent them out while they themselves find another home. So when mortgage lenders see your refinance application and your plans to sell, they are leery that you'll do exactly that.
If mortgage lenders sell a mortgage on the secondary market and the mortgage goes into default or gets paid off in just a couple of months, they may be forced to buy it back.
Bottom line: If you're refinancing a home listed for sale, you need to show the mortgage lender you don't actually want to sell anymore.
Don't try flying in under the radar
Don't try refinancing your home as a primary residence if you are really going to keep marketing it.
If you are working with a Realtor who listed your home sale on a Multiple Listing Service (MLS), the refinance mortgage lender will find out.
If your selling efforts only involved sticking a "for sale by owner" sign on your front yard, by all means, toss the sign and proceed with your refinance. Similarly, if you worked with an agent who did not use the local MLS, you can probably cancel the listing agreement, lose the sign and refinance to your heart's content.
Mortgage lenders audit their files, and you could be charged with fraud if your home sells right after you refi or if you end up defaulting and it turns out you've turned it into a rental property.
Guidelines for Fannie, Freddie and FHA refinancing
Fannie Mae and Freddie Mac only require that you have your home off the market when you apply for your mortgage refinance. It can be off for one day and that's good enough for them.
However, your lender will probably care.
The Federal Housing Administration (FHA) takes no official position regarding homes listed for sale--so again, what the individual lender wants is far more important. Your FHA documents do require, however, that you sign off on your intention to live in the home as a primary residence for at least a year.
When you apply for a refinance, FHA underwriters are charged with making sure that you in fact intend to live in the home.
How to successfully refinance in this situation
Follow these steps to increase the chances that your refinance application will go through:
1. Cancel your listing. If your home is listed with an agent and on the MLS, you want to cancel your listing agreement, in writing. The letter to your agent should indicate that you wish to terminate your listing agreement, that you have decided not to sell your home and that you plan to continue living in it. Make multiple copies and get original signatures on all of them.
2. Write a letter to the lender. Draft a letter of intent stating that you have pulled your home off the market and that you plan to continue living in it as your primary residence. Some mortgage lenders may be more willing to refinance your mortgage if you accept a prepayment penalty with your new loan.
3. Talk to multiple lenders. Ask your mortgage lender how long the home needs to be off the MLS. Mortgage lenders vary a great deal in this requirement. Some just want it off the MLS for a day, but others may want to see your home off the market for six to 12 months. When shopping for your refinance, do more than compare current mortgage rates and fees; ask loan officers how a home listed for sale will be treated when refinancing.
With the right documentation and steps, you should find that refinancing is possible, even if your home was recently listed for sale.
More help from HSH.com
Can we do a "cash-in" refinance?
How do I remove or add a name to a home loan?In general, the only way to remove a name from your mortgage will be to refinance or pay off the debt. This is also true when trying to add names to the mortgage. Lenders will not add nor remove names from such an obligation without the opportunity to ensure that the other borrowers have the ability to pay.
I'm trying to refinance a jumbo loan.
Is there a ten year refinance mortgage out there?Almost any lender that offers a fixed-rate mortgage will offer a 10-year mortgage. Mortgage rates for a 10-year mortgage usually aren't any better than the rates offered for a 15-year mortgage. That said, be sure to shop around to find a competitive rate. Getting a fixed-rate mortgage with a term as short as 10 years will save you a lot of money on interest costs.
Living on investment income. Can we refinance our Jumbo mortgage?Have you talked to your investment advisor (if you have one)? Some firms will make mortgages for clients with different rules than those you'll find in the open market.