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Ten Tips When Dealing With A Collection Agency

 With the economy remaining sluggish and jobs scarce, some of my customers who normally would not be faced with receiving a call from a collection agency are now getting those calls.  So I thought I would come up with some tips when dealing with a collection agency…

  1. Realize that Credit collection agents are usually working on commissions. This is a JOB to them and the more they get you to pay, the larger their paycheck. They will be persistent, so be prepared.
  2. Don’t argue with the agent, because you will lose. This is what the do all day, every day and they have heard every excuse in the book. They are prepared with an answer to everything. State your case but don’t argue.
  3. It usually doesn’t help to ask to speak to someone’s boss. In this case, talking to the supervisor normally won’t help (in fact it could be worse). Remember, he ended up with his job because he was good at what he did and was able to squeeze every dime out of past consumers who had disputes.
  4. Never give information out over the telephone to a collection agency. This includes your driver’s license number, social security number, debit card numbers, check numbers, credit card numbers, or bank account numbers. They should already have this information.
  5. Use a money order or certified funds to make all payments. Make a copy of it and staple it to the bill.
  6. Keep records of everything (including dates of phone calls and what was said), and make sure that anything sent through the mail has a return receipt.
  7. Make sure you get written confirmation of any deals or negotiated payoffs. Make sure you have something that says the collection has been satisfied.
  8. Never take their first offer when negotiating a lower payment as they will always call back with a better offer.
  9. Use powerful sentences like, “This is all I can afford to pay,” rather than “this is all I am going to pay.” This is a much better negotiation tactic when you are trying to lower the payoff with the collection agent.
  10. When repairing your credit, it is a good rule to keep copies of all your credit reports. That way you can track the process of what has been repaired and make sure that what you negotiated is coming to pass.

While it would be impossible to include everything there is to know about dealing with collection agents, these 10 tips will almost always result in more money in your pocket and less in theirs!

For more information about The Mortgage Messenger, visit our website at www.mortgagemessenger.net.

September 1, 2010 Video Podcast

With rates pretty stagnant at all time lows, the Monday “Week In Review” seems pretty repetitive.  If you have watched these podcasts in the past, you know I have been mentioning the need to do some equipment upgrades and  bring in some fresh ideas, including guests, to the podcast.  Now, with the market so quiet, is the time to do that.

Over the next few weeks, the Wednesday podcast will be repeats of previous, very informative webcasts.  If there is any real news to report, of course I will have a Monday podcast.  Otherwise, once I have the new format in place for the Mortgage Messenger, you will find a fresh look and new information in the near future.

In the meantime, enjoy some of the old shows and please, feel free to contact me with any ideas, suggestions or thoughts you may have about the real estate industry or mortgage lending specifically.  As always, if I can assist you with your financing needs, please let me know.

For more information about the Mortgage Messenger, please visit our website at www.mortgagemessenger.net.

Credit Repair: Ethical Solution to a Big Problem?

Many wonder if it’s unethical to attempt to remove valid bad credit issues from a credit report.I say, “Yes, it is,” and here’s why…

The credit reporting and ranking system has been, and continues to be, unfair to American consumers. We are forced to participate in something we did not volunteer for and are punished for mistakes whether they are ours or not.  We cannot opt out of this system and no consideration is made for circumstances that are beyond our control.  However, “credit repair” is a term that has gained a negative reputation, and has been connected with credit fraud and credit schemes. As a result, I’m often put in the position of having to defend my efforts to help others repair their credit.

Problems contained in a credit report can lead to feelings of being in credit prison; however, there are solutions. A credit report should not be viewed as proof of bad credit, but rather simply an allegation.  Unfortunately, consumers rarely challenge the allegations. When my clients sign on to use our preferred attorney and credit services network for their defense, they are basically saying “prove it” to the credit bureaus and entering a plea of not guilty.

Putting the credit bureaus in the position of having to prove their allegations is one of the functionsof our preferred attorneys and credit services. If the bureaus say they have already looked into and confirmed the charge then they will appeal the decision. It is eventually discovered that most credit report allegations are falsely based, and at that point the negative items are removed.

Our society has its roots in capitalism and the credit bureaus feed on this and use consumer information to their advantage. The bureaus are not motivated by the terrible consequences bad credit can have on a consumer.  Profit margins – not consumer rights – are what motivate them.

Our legal system takes an oath to truth, equity and the common good; credit bureaus do not take this oath. Why should any citizen be obliged to support any company, let alone massive public corporations, when doing so could ruin his credit and financial standing? The credit bureaus would cling to every bit of credit data, true or false, forever if federal law didn’t force them to delete many items after seven years time. Lucky for us, the government forces the bureaus to correct your credit at the end of seven years.  If an item HAS to be removed after seven years, what would be wrong with removing it sooner? 

My contention is you cannot always judge someone’s credit worthiness by their credit history. It hurts and affects everyone when good people are pegged as deadbeats. The policies of the credit bureaus have been so grossly unfair to the consumer and that is why I feel it is fair to oppose the current system of credit reporting. It is just totally unfair to punish the consumer with seven years credit bondage (10 years for bankruptcy and some court decisions).   Especially when there have never been any studies that say seven years is magic number for the time it takes to restore good credit. This seven-year mark is completely random.

“It is our understanding that computer models that predict credit information find that most information that is more than 2 year sold is nonessential,” says Dr.Bonnie Gution, consumer affairs advisor to President Bush.  I totally agree.  Many of my clients feel that seven years is way too long. Most consumers are able to recover fully from a financial crisis within 2 to 3 years. Despite this, for the next 4 to 5 years they are often forced to live a reduced life-style, rent homes and pay high interest on other loans while being denied credit based on bad reports.

Although credit bureaus claim an error rate of less than 1%, that isn’t necessarily true. Studies performed by independent agencies show that mistakes occur at a rate nearing 79%!!!! One credit bureau admits to an error rate of more than 50%, but they still choose to err on the negative side than the positive.

Credit reporting systems are commonly used in other countries. However, unlike America, most countries doll out credit based on a consumer’s current credit status. For example, in England, Equifax and Experian are not allowed to keep credit information for more than five years. The point to all of this is this – the American credit reporting system needs changing. With this in mind, realize that it’s not unpatriotic to want to ensure your credit report is accurate. And it is NOT unethical either.

When people can’t buy things because of a poor credit report, our country’s financial system suffers.  That’s why I offer to help my clients recover from this devastating hardship.  My clients are excited to fix their credit and to return to the credit economy and be fiscally trustworthy. My goal is to help my clients escape from people who prey on people with bad credit.

Bad credit costs a person thousands and thousands of dollars and forces many into a vicious cycle that isvery difficult to escape. They are forced to rent (where they pay someone else’s mortgage), to buy items at a higher interest rate (cars, credit cards) or to take unfulfilling jobs. Sadly, even one negative item on your report can have far more impact than a lifetime of good credit. 

In short, because of poor data collection, reporting and validation, many people suffer unnecessarily from the ill effects of a bad credit report.  So to answer the question posed at the beginning of this article, yes, it is ethically sound to remove the record of a negative credit item from your credit report. 

For more information about the Mortgage Messenger, visit our website at www.mortgagemessenger.net.

August 25, 2010 Podcast

Due to some minor technical difficulties on Monday, the Mortgage Messenger did not have its normal “Week in Review” recap.  However, never fear, in this video podcast I wrap up last weeks economic activity and explain what may affect interest rates this week.

In addition, the Mortgage Messenger has updated our website to include a page of useful links for those homeowners who are having financial difficulties.  There are many options available to you, other than foreclosure, and now the Mortgage Messenger has provided many of the links at our website.

If you are having financial difficulties in making your mortgage payment, but want to keep your home, visit our website and the tab “Homeowners Help” to gain some direction on how you can work with your lender to get through this difficult time.  Homeownership is still the American Dream – let’s try to keep that alive!

For more information about the Mortgage Messenger, visit our website at www.mortgagemessenger.net.

Do-It-Yourself Energy Audit

An Energy Audit could cost you $500.  Some utility companies will do them for free.  But you can easily do your own energy audit—so you can get a general idea of what needs to be fixed/updated—and THEN, hire an expert to help you.  Here’s a checklist, created by Loan Officer Magazine, of the problem areas that may need energy-efficient upgrades:   

Air Leaks:

On a windy or cool day, check to see if air can flow thru these places:

  • Loose (ill fitting) baseboards
  • window frames
  • electrical outlets/switches
  • Doors
  • attic hatch
  • fireplace
  • wall-mounted air conditioning units
  • foundation seals
  • door mail slots
  • corners on exterior of home
  • chimney where siding and roof meet.

An easy way to find “air leaks” inside the home is to close all doors, windows and use an incense stick.  The moving air will cause the smoke to waver. 

Insulation: 

At the time your home was built, the insulation probably met builder specs, but the level of insulation may no longer be adequate.  R-25 is the recommended minimum.   Things to check are:  Weather stripping around the attic hatch; depth of insulation in your attic; insulation around electrical boxes, insulation wraps around plumbing pipes; insulation in basement ceiling.

Checking insulation in the walls can be tricky.  Turn off the electricity, remove a couple of switch plates and check for insulation or foam depth.  If you suspect inadequate insulation in the walls, you might want to spring for a Thermographic Inspection. 

Heating/Cooling Equipment: 

Have your furnace and air conditioning units checked at least once a year. If you have a forced-air furnace, replace filters and clean.  If your furnace is more than 15 years old, you may want to consider replacing it—and take advantage of the tax credit incentives available thru the State and Federal government. 

Lighting: 

Consider compact fluorescent bulbs for your overhead light fixtures and lamps. They are expensive, but last longer.  However, you could also consider replacing a 100-watt bulb with a 75-watter—which will save money as well.  Fun fact:  Lights account for about 10% of your electrical bill.

For more information about The Mortgage Messenger, visit our website at www.mortgagemessenger.net

Jim Campanella’s Commentary – Video Podcast

I normally do not express my views or have commentary on issues relating to politics or changes in legislation or proposed new rules – I like to provide insightful and useful information to my readers about the mortgage lending process, your credit profile or the real estate industry as a whole.

However, today I thought I would take a moment and address how the recently passed financial reform act has targeted loan officers, as individuals, versus the companies that employ them.  Effective April 1, 2011, our Government is regulating how an individual loan officer is to receive compensation – how we get paid.  I am not sure there are any other industries where the Government controls the form in which the individuals are paid, but as of April 1, 2011 the way I get paid, as well as every other loan officer in the country, will be affected by this new regulation and our Government will tell us how we are paid.

Certainly there is a need for financial/housing reform.  Certainly some things were done in the industry that shouldn’t have been allowed to happen.  However, I do not think though regulating the means a loan officer gets paid is going to cure the troubles the housing industry is facing.

When Toyota had problems, whether genuine or perceived, with their cars recently, the Government didn’t go after the sales people who sold the cars – they went after Toyota.  When the i-Phone came out (i-Phone 4) and there was an issue with the antenna (perceived or genuine) no one took aim at the sales people at the Apple Store or AT&T.  Those sales people just sold the i-Phone and customers bought them.  They didn’t invent, create or manufacture the i-Phone – they just sold a product.  Loan Officers did not create the sub-prime products.  Wall Street investors did.  We just sold the product.  Now, our Government is telling us what we can make going forward per transaction as a direct result of the products we sold.  Our Government believes that by regulating our income, changing the way we get compensated, there will be less room for fraud, mishandling of customers and a better quality loan product.  I am honestly amazed that the housing crisis can be corrected simply by taking away a loan officers opportunity to make a fair price for his/her services.  I honestly do not understand why our Government thinks this will solve anything other than cause some qualified individuals to seek employment in other industries, such as car sales or i-Phone sales.

Some people feel this regulation is going to be the end of loan officers and mortgage brokers.  I certainly do not think loan officers will be gone, perhaps mortgage brokers will cease to exist, but there will be loan officers – we will just be compensated differently (and within regulation) and life will go on.

Since 2008, when the new regulations began being implemented, closing costs have risen 37%.  This is due to, in part, the new regulations just costing every one more money!  Appraisals cost more money due to HVCC regulation.  Producing documents such as the Good Faith Estimate cost more money – everything cost more money which is being passed along to you, the consumer.  So these added regulations made to protect you are costing you more money, going to limit your choices in products and soon reduce the amount of people in the industry (affecting competition and probably service).

Okay, I am done with my rant.  I have been in the mortgage industry since 1985 and will continue to be in this industry, like many others.  I am just truly amazed, however, how our Government thinks regulating my paycheck is going to cure our housing crisis!

For more information about the Mortgage Messenger, please visit our website at www.mortgagemessenger.net.

UPDATE:

I expressed my views above, but certainly others have views they wish to share on the topic of regulation.  Ironically, I discovered that my friends at Austin Real Estate Daily (www.austinrealestatedaily.com) also had comments regarding this regulation on their daily blog.  Check them out!

August 16, 2010 Podcast

Mortgage interest rates continue to remain at record breaking lows…

Last week, the Federal Reserve Board met and made a slight policy change.  They have decided to start purchasing Treasury securities.  This decision has helped the 10-year bond yield continue to decline.  Although bond yields do not directly affect mortgage rates (those are affected by mortgage-backed security yields), it is an indication on the direction of rates.  What this decision by the Fed implies is that rates will, for at least a short time, will remain low and perhaps even decline slightly.

Since the Fed decided to buy Treasury bonds, however, instead of mortgage-backed securities, this is only an indication of the direction of mortgage rates and, again, do not directly correlate to mortgage rates. 

This week, the markets will be watching the PPI (Producer Price Index) and housing starts to see if the economy continues to slump.  As always, rates could be negatively affected if there are signs of an improving economy.

For more information about the Mortgage Messenger, visit our website at www.mortgagemessenger.net.

How To Appeal Your Property Taxes

For the most part, the value of real estate has plummeted.  But why have property taxes risen over the past few years?  The short answer:  Owners have not regularly appealed their tax assessment—and even fewer people know that they have the option to do so. 

The Wall Street Journal reported that taxpayers have filed about 24,000 lawsuits (so far), protesting their assessments. The National Association of Realtors® also estimates that almost 60% of all homes are over-assessed.   And the odds are that your tax bill has not been adjusted downward—if the value of your home is declining! 

  1. Check with your county tax assessor—that’s where it all starts!   Each county has their specific set of rules and procedures that you must follow in order to appeal the assessment value of your home.  They usually have a form for you to complete; a list of supporting documents that you will need to submit and only certain dates to present your case. 
  2. Find out how property values are assessed (Independent appraiser? County employee?  Based on the sales price of neighborhood properties?) 
  3. Determine how often your county re-assesses the values. (Every year? Every 5 years?)
  4. Review your assessment notice for errors—i.e. lot size, square footage, number of baths, size of garage, recent re-zoning in your area, new utility easements, etc. 
  5. Make sure that you have applied for all the “property tax credits” that your county/state allows—such as a mortgage exemption; low-income residents; disability credits; old-age exemptions, etc.  Get a list of exemptions from your Assessor’s office.

 The American Home Owners Association (www.ahahome.com) sells a Property Tax Reduction Kit for around $30.  It’s a good guide to follow—but you’ll still have to meet the requirements and rules of your local government’s tax officials. 

For more information about The Mortgage Messenger, visit our website at www.mortgagemessenger.net.

Loan Quality Initiative – Video Podcast

Recently, FannieMae implemented the Loan Quality Initiative (LQI) and although this new policy only affects conventional loans, it is widely believed that HUD will follow and require the same policy be observed on FHA loans.  What LQI requires is that all lenders review an applicants credit report just before closing and compare it to the intial credit report in the file.  Any material changes that affect qualifying ratios like obtaining a new loan or owing more money than a client did on the initial credit report will cause the loan to be re-underwritten and possibly denied.

This literally happens right before closing.  So it is important that all home buyers, all real estate agents, all attorneys understand this new policy and that home buyers do not go out and purchase new appliances or use their credit in any way that would cause qualifying for the loan to change.

Loan Officers have been directed to inform their clients of this policy and educate them on the reasons on why not to use their credit in any way that could change their ability to qualify.  Lenders have come up with new disclosures for applicants to read and sign informing them of this policy.  It is important that every one involved in real estate transactions realize the importance of adhering to this new policy.

If you would like more information about the Mortgage Messenger, visit our website at www.mortgagemessenger.net.

August 9, 2010 Podcast

I know I have said it before and I hope I get the pleasure of saying it a lot longer, but rates are low!  Very low!  Lock now or regret it later when rates move up to, dare I say, OVER 5% one day!  The Federal Reserve will be meeting on Tuesday.  No one thinks they will discuss raising rates, but their discussion is being closely watched by the markets to see if there is any changes in policy.  This could cause rates to go up.  Again, as I have said, rates are low – lock!

The news from last week is that as of September 7th, the way MIP (mortgage insurance premium) is computed on FHA loans will change.  Although the upfront MIP will drop to 1% of the base loan amount (currently 2.25%) the monthly MIP will rise to .9% (currently .55%).  What this means to you is that a $200,000 loan will cost $58 more a month after September 7th.  Again, lock now – rates are low!

This podcast marks the 13th Monday podcast for the Mortgage Messenger.  For the past quarter of the year, the Mortgage Messenger has been providing information about the lending industry and how it affects homeownership.  I would like to thank you for reading/watching the podcasts and look forward to the next 13 weeks!

For more information about The Mortgage Messenger, visit our website at www.mortgagemessenger.net.