What is a Home Loan Modification?
A home loan modification is much like a mortgage refinance in that the objective is to find you a more affordable mortgage payment for your financial situation. In fact, it is often called a modified refinance. The primary difference is that instead of looking for a "new" loan you will just simply "modify" the terms of you existing mortgage.
Why a Loan Modification Versus Refinancing My Mortgage?
Refinancing your existing mortgage to obtain a more affordable mortgage payment could still be an option. Unfortunately, for an increasing percentage of homeowners it is not. That is precisely what loan modifications are for, the homeowner that has incurred a financial hardship that prevents other mortgage financing or payment options.
In most cases, a loan modification is recommended to homeowners that have a financial hardship that is preventing them from making their monthly mortgage payments. Most how are eligible for these types of mortgage modification programs have already missed one or more payments.
Am I Eligible for a Loan Modification?
This will vary depending on who services (i.e., who you send your mortgage payment to each month) your mortgage. However, most follow very similar qualification criteria. These are the most common loan modification qualification standards:
- Experienced a documented hardship or change in financial circumstances
- Missed three payment (90 days delinquent) or more
- Owns and occupies the property as a primary residence
- Not filed bankruptcy
Other important factors that can effect your eligibility:
- Do not purposely default to get a loan modification
- Make sure you are responsive in working with your lender
Since many of the programs do vary in how they work, you should contact your lender and advise them of your hardship and get more information.
Where Do I Get a Loan Modification?
Ultimately, the only place where you can get a loan modification is with the lender or servicer that current holds your mortgage. Confused as to who this might be? In this mortgage market, where mortgages are bought, sold, and packaged up into securities for Wall Street, this part can be the hardest step in the loan modification process.
The best place to start is your mortgage coupon book or statement--who do you send your mortgage payment to each month?
Each mortgage lender or servicer will have different loan modification programs and processes. In addition, often the staff at these companies have little training to handle a loan modification inquiry.
This is where getting a loan modification can become very challenging. Seeking expertise in streamlining your loan modification process can often save you a lot of frustration and money.
What Do I Need to Show the Bank?
The bank ultimately is in the business to return a profit to their shareholders, just like any other business. Consequently, your objective in presenting your loan modification request is to show that it is in the best interest of the bank to modify your loan.
What might support your modification request? Here are the points that you should be able to show your bank:
- You have had a material change in your financial circumstances
- You have made every effort to make your mortgage payments
- You have been cooperative and responsive in working with them
- You are not in any way purposefully defaulting to get a loan modification
- You are willing to be open, honest, and provide all necessary documentation
Remember your bank is essentially making a new loan to you after taking a loss on the first one. You need to demonstrate to the bank that you are able to pay on the new modified loan terms.
What Documents Will I Need?
Your loan modification package is going to be the most important part of your mortgage modification efforts. Again, the contents and process for packaging the information for your lender's consideration will vary, but the critical elements are typically the same. Here is an example of the documents you will probably require:
- A letter documenting and explaining your hardship
- Proof of current income and capability to make modified loan payment
- Detailed monthly expense report or budget
The principal purpose of the loan modification package is to provide your lender with sufficient documentation to evaluate the risk in modifying your mortgage. The main question your lender is trying to answer is can you pay the new modified mortgage payment, and will you.
Why Would a Bank Modify My Mortgage Loan?
Simply because it is in the best interest of the bank. As you attempt to inquire about a loan modification do not confuse this transaction with an altruistic act of kindness. It is fundamentally a transaction that makes more business sense than the alternative--you defaulting on the entire mortgage and costly foreclosure proceedings.
It is also a product of the current economic conditions. There are so many homeowners that have been pinched by the simultaneous collapse of the housing market and the economy. This creates a unique circumstance--modifying your mortgage, to keep you in your home, benefits the bigger economic picture.
Loan Modification Programs
As mentioned before, loan modification programs are just becoming mainstream and therefore there is little standardization. The details of loan modification programs that you qualify for will start at your lender or a loan modification counselor that can guide you.
