Short sale lease back – is it an option for you?
Friday, May 10th, 2013
Issue 19, Volume 17.
This new program requires completion of a specialized course. We at Mason Real Estate recently received this certification and now offer this game changing program to homeowners looking for a new foreclosure alternative.
The pilot program has successfully completed lease back transactions locally and has more applicants in the process toward completion. This provides a more attractive solution for homeowners who cannot afford their homes but want to stay in their homes.
The SSLB Program was inspired by changes to the federal Home Affordable Foreclosure Alternatives short sale program. Program founders designed it to help distressed homeowners find an alternative to foreclosure and more quickly return to the housing market as buyers.
In recent years, banks and servicers have required that a short sale be an "armís length" transaction, meaning the buyer and seller could not be related and could not have a prior agreement for the homeowner to stay in the property.
The U.S. Treasury Dept. in March 2011 issued a supplement, or amendment, to the HAFA guidelines to allow "servicers the discretion to approve sales to non-profit organizations with the stated purpose that the property will be rented or resold to the borrower, so long as all other HAFA program requirements are met." It further strengthened that option in a November 2012 supplement that smoothed the process for such a sale.
The SSLB Program is monumental and game-changing, providing a more attractive solution for homeowners who cannot afford their homes but have valid economic hardships and with steady incomes can afford a lease payment.
Here is a program overview:
Homeowners must work with a licensed agent who is trained and certified by the Short Sale Lease Back Program.
A qualified non-profit would purchase the home in a short sale.
The homeownerís lenders must approveof the lease-back terms – the intent of the sale and tenancy cannot be hidden from the lien holders.
The seller would lease the home for up to three years, allowing their credit to heal so that they could qualify for a mortgage and re-enter the market.
Homeowners must attend ongoing HUD and financial-literacy counseling and speak with legal and tax experts to ensure the program is the right fit.
Not all homeowners qualify for the program. Borrowers must have sufficient income to afford the monthly rent payments in addition to their other debt payments.
Homeowners who donít qualify for the program can still complete a traditional short sale, which may include a relocation incentive from $2,500 to as much as $45,000, depending on their lender, loan amount and individual situation.
Either option is better than a financially devastating foreclosure, which can crush a consumerís credit, hinder their ability to find a future rental, and perhaps even impact their jobs.
Banks prefer short sales over foreclosure and even loan modifications because they net 12 percent to 25 percent more money from the transaction and it is a more agreeable solution to the involved parties.
Not all lenders, servicers or investors will allow the homeowner to remain in the home after a short sale. This is a pilot program from the realtor side of the transaction and each transaction must be individually reviewed and approved.
Do You Qualify?
The Short Sale Lease Back Program is now interviewing applicants. To qualify, homeowners must:
Live in the property as their primary residence.
Have steady, verifiable income.
Have a valid hardship and be able to qualify for, and complete, a HAFA short sale.
Want to know if you qualify? Call us today to make an appointment.
If you have questions regarding available inventory to purchase or the current bank servicerís short sale incentives to sellers, contact Mike Mason, Broker/Owner of MASON Real Estate DRE: 01483044, Board of Director of your Southwest Riverside County Association of Realtorsģ (SRCAR), Short Sale & Foreclosure Resource certified by National Association of Realtorsģ (NAR) at Mike@GoTakeAction.com or (951) 296-8887.
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