A Basic Guide To Mortgage Refinancing


guide to Mortgage RefinancingBy Tristan Ellis, Staff Writer

What Is Mortgage Refinancing?

When you purchased your house, you took out a loan, (your mortgage) which is now in first lien position. (in position to be paid first) When you refinance, or take out a second mortgage, your new loan moves into second lien position. This usually means that your first mortgage will be paid off by the second one, which will then move into first lien position.

What Are The Benefits of Mortgage Refinancing?

To start, you will most likely be able to pay off your first mortgage, and be left with just the second one, which will be even more beneficial if you were able to obtain a fixed or lower interest rate on mortgage number two. A second mortgage is also a useful tool for debt consolidation and a way to get money for home improvement through options like 125% home loans, home equity loans and home equity credit lines. Last, but not least, the second mortgage typically carries a term of no less than five years of interest-only payments, which is definitely a factor to consider.

What Are My Mortgage Refinancing Options?

In addition to the traditional type of second mortgage taken out by homeowners wishing to lower their interest rate, options also exist that allow individuals to borrow against the equity of their home, and use this money for home improvement, or other purposes. Two of the most common ways of doing this are with a Home Equity Loan (HEL) or a Home Equity Line of Credit. (HELOC) The following section contains frequently asked questions and answers concerning HEL and HELOC loans, how they differ from a traditional refinance, and how to determine which second mortgage option is best for your personal financial needs.

Home Equity Loans and Home Equity Lines of Credit

Home Equity Loans are a potentially money-saving option for homeowners who want to consolidate debt and/or turn some of their bad credit into good credit. The possible tax deductions on home equity loans make them potentially useful for debt consolidation, since other personal and consumer loans typically have no tax deductions and higher interest rates. A home equity loan can also be used for home improvement purposes, and certain tax advantages can apply.

According to current home equity statistics from the U.S. Census, approximately 7.2 million Americans obtained home equity loans in the past year. However, not all loans are right for everyone. It is important to decide which type of home loan is the perfect fit for you. To be sure that you are making a confident financial decision before you sign on the dotted line, read on for answers to frequently asked questions (FAQ) about home equity loans.


Are Home Equity Loans (HEL) and Home Equity Lines of Credit (HELOC) the same thing?


No. Although both of these loans are of second mortgages, a HEL and a HELOC have some important differences. With a HEL, you receive a lump sum of money, while a HELOC works more like a line of credit.

The interest rate on these loans also works differently. Home equity loans generally have a fixed interest rate, but almost always carry fees and closing costs, which many lenders do not generally charge for credit lines. While home equity lines of credit may be free of some of these costly up-front fees, keep in mind that they are also variable rate loans, which means that the interest rate can change over time, according to the prime interest rate set by the Federal Reserve.

When choosing between these loan types, ask yourself whether receiving your loan all at once or having access to a line of credit works better for you.


What Is a Loan-To-Value Ratio?


The loan-to-value-ratio is the difference between the amount of your current mortgage and the newly appraised value of your home. This ratio will be figured into the loan terms of your second mortgage.


Is Traditional Home Refinancing a Better Option Than A HEL or HELOC?


That depends. If you decide to refinance your current mortgage, you may be able to obtain a lower interest rate, which means lower payments and the possibility of a cash-out refinance.

Obtaining an interest-only refinance is also a possibility. However, while an interest-only lowers your payments, it can also lower the equity in your home and, in most cases, only makes sense for people who don’t plan on being in the mortgage or house for a long time.

If you are happy with the interest rate on your current mortgage, it makes more sense to consider a HEL or HELOC, especially since it is possible to refinance your first mortgage as well as your second in the future if interest rates do take a dip in your favor.


What Is a Subordination Clause and how does it relate to a HEL?


Depending on the lender, a subordination clause or agreement most often means that before you can get a second mortgage, the first mortgage company must agree to allow the second mortgage to be placed in first lien position. The new loan then has the priority in case of a foreclosure.

This is especially important down the road if you pay off your first mortgage, because the lender in charge of your second mortgage can then write a new first mortgage and place that in first lien position, which will help protect your interest rate, since the rate for second mortgages is generally higher.

Terms of subordination clauses can vary by lender, so it is important to have a discussion with yours before entering into any agreement.

Being an informed consumer is the first step toward making sure you get the right loan for you. Be sure to talk to your lender, as well as your personal financial advisor, and weigh your options carefully before making a final decision.