Can't refinance? Consider a 'recast' instead

If you have found that a refinancing is not for you, there may be another option to lower your monthly mortgage payments - if you can pull together some cash."Recast", also called re-amortization, is a little known way to shrink your monthly house payment. Recast involving a payment of a lump sum towards your mortgage, and then adjust your payment to reflect your new balance.Although not every lender offers recast as an opportunity for their mortgage borrowers, some offer this service for as little as $ 150, a considerable saving compared with closing costs of refinancing. The only catch is that you may need to write a fairly large sum to the mortgage principle, to get started - possibly $ 5,000 or more.Not all loans are eligible for loans recast. Conventional loans and conforming Fannie Mae and Freddie Mac loans are the most common loans to be eligible for loans recast, but FHA and VA loans can not be recast. Generally, fixed-rate mortgages most commonly, to recast, but some lenders can provide recasting on adjustable rate mortgages (ARMs) or jumbo loans.Why consider a loan recast?As with virtually all mortgage decisions, you should consider your individual circumstances before deciding on a loan recast. For example, if your mortgage rate is significantly above the current market conditions, it may be a better transition to refinance your loan for a lower mortgage rate. If your goal is to pay off your mortgage faster, you may be better off with extra payments on either a bi-monthly or make an extra payment per year as a loan recast not shorten your loan term.But a loan recast can be a good choice if you can not qualify for a home refinance because of credit problems. When you request a loan recast, you are not applying for a new loan, but simply to adjust the payments on your current loan.Homeowners who receive a large bonus or an inheritance are prime candidates for a recast. You can use a mortgage calculator to see what your payments will be on your new loan balance after the process is through.Loan recast home sale transactionSome homeowners may choose a loan recast when selling one home and buying another. Although it may be hard to coordinate your home sale and your purchase if you have money to pay two mortgages at once, a loan recast to help.When your previous home sells, you can use the profits from the sale to pay down the balance on your new loan and reduce your monthly payments. Most lenders will not allow a reworked within 90 days from the start loan repayments, so you may need to wait a while before you are eligible for a recast in this scenario.Always review your overall financial plan, when considering a loan recast. If you have extra cash, you may find it wiser to use it for your retirement or to pay other debt. But if a lower monthly mortgage payment is high on your priority list could be recast to be the right solution for you.


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Up home loan cap to Rs10 lakh for priority sector: RBI to RRBs

It has been decided to increase the limit from Rs5 lakh to Rs10 lakh for the bank loans extended to non-governmental agencies, approved by NHB for their refinance, for home loans” the RBI said

Mumbai: The Reserve Bank of India (RBI) asked all regional rural banks (RRBs) to double the limit for home loans to Rs10 lakh from Rs5 lakh for consideration under priority sector lending schemes, reports PTI.

“It has been decided to increase the limit from Rs5 lakh to Rs10 lakh for the bank loans extended to non-governmental agencies, approved by NHB for their refinance, for on-lending for the purpose of construction or reconstruction of individual dwelling units...and rehabilitation of slum dwellers,” the RBI said in a notification.

Loans of such nature fall under indirect finance to housing sector as the final disbursement is done through National Housing Bank(NHB) approved non-governmental agencies.

In August 2007, the central bank, kept the ceiling of loan component of Rs5 lakh per dwelling unit for the priority sector lending and since then, the RRBs have been considering the home loan limit up to Rs5 lakh under for the weaker sections of society under priority sector lending scheme.

In view of the shortage of housing for low income groups in major cities and towns, the finance minister in his budget for 2012-13 also proposed to enhance the limit of indirect finance under priority sector from Rs5 lakh to Rs10 lakh.



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Federal Home Loan Bank of San Francisco Announces First Quarter 2012 Operating Results

SAN FRANCISCO, April 27, 2012 (BUSINESS WIRE) - The German Home Loan Bank of San Francisco today announced that its net income for the first quarter of 2012 was $ 169 million, compared with net income of $ 60 million in the first quarter of 2011.
The increase in net income for the first quarter of 2012 due primarily to the effect of a lower credit-related other than temporary impairment (Otti) tax on certain of the bank's private-label mortgage-backed securities (PLRMBS) and lower net losses related to derivatives hedged items and financial instruments carried at fair value, partially offset by a $ 14 million decrease in net interest income.
Net interest income for the first quarter of 2012 was $ 242 million, down from $ 256 million for the first quarter of 2011. The decrease in net interest income for the first quarter of 2012 was due in part to lower balances of advances, MBS and mortgage loans and a decline in earnings on invested capital due to lower balances and lower interest rate environment, partially offset by an increase in advance prepayment fees.
Other income / (loss) for the first quarter of 2012 was a loss of $ 20 million, against a deficit of $ 142 million in the first quarter of 2011. The loss for the first quarter of 2012 reflected a credit-related Otti tax of 9 million $, a $ 2 million net loss associated with derivatives, hedged items and financial instruments carried at fair value and net interest expense on derivative instruments used in economic hedges of $ 11 million, which is generally offset by net interest income of the economically hedged assets and liabilities.
The $ 9 million credit-related charges reflected the bank's Otti Otti analysis for the first quarter of 2012, which showed a modest increase in projected borrower default rates on PLRMBS backed by Alt-A fixed-rate loan collateral. The credit-related Otti charge for the first quarter of 2011 was $ 109 million.
The $ 2 million net loss associated with derivatives, hedged items and financial instruments carried at fair value, which fell from a $ 25 million net profit for the first quarter of 2011 reflected losses primarily related to reversals of prior period gains and the effects of changes in interest rates . Net gains and losses on these financial instruments is primarily a question of timing and will generally reverse through changes in future valuations and settlements in interest on cash flows over the remaining contractual maturities or exercised call or put dates. At 31 March, 2012, included the bank's restricted retained earnings an overall net gain of $ 100 million related to derivatives, hedged items and financial instruments carried at fair value.
In the first quarter of 2012 decreased the total assets of $ 3.5 billion, or 3%, to $ 110.1 billion 31st March 2012, from 113.6 billion $ 31 December 2011. All advances decreased $ 6.2 billion, or 9%, to 62.0 billion $ 31 March 2012, from 68.2 billion $ 31 December 2011. The continued decline in member advance demand reflected general economic conditions and conditions in the mortgage and credit markets. Member liquidity remained high and lending activity remained low.
Accumulated other comprehensive loss decreased $ 0.3 billion in the first quarter of 2012 from 1.9 billion, $ 31 december 2011 to 1.6 billion, $ 31 March 2012, primarily due to improvement in the fair value of PLRMBS classified as available-for-sale.
At 31 March 2012, the bank was in compliance with all of its regulatory capital. The bank's total regulatory capital amounted to 10.89% exceeds 4.00% requirement. The bank had $ 12.0 billion in regulatory capital in excess of its risk-based capital requirement of 4.4 billion kronor. In addition, the 31st March 2012 the amount of restricted retained earnings in the bank's targeted armament account reached $ 1.8 billion target set by the board. Total retained earnings were $ 2.0 billion by the 31st March 2012.
The bank bought back $ 446 million in excess capital stock in the first quarter of 2012. At 31 March 2012, was the bank's excess capital stock of $ 6.2 billion. In light of the bank's strong regulatory capital position, the bank plans to repurchase up to $ 500 million in excess capital stock on 15 May 2012. This buyback, combined with the planned redemption of $ 2 million in bonds redeemable capital stock during the quarter, will reduce the bank's excess capital by up to 502 million dollars.
Today, the bank's board of directors declared a cash dividend on the capital stock outstanding in the first quarter of 2012 annualized yield of 0.51%. The Bank expects to pay dividends (including dividends on mandatory redeemable capital stock) which will provide $ 13 million, on or about 10 maj, 2012.



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