This demonstration is to help Real Estate Agents understand the recent changes in legislation that are certain to have an immediate and profund effect on the home buying process, namely, the timeline. This illustrates how complications, delays and other hassles can be avoided and how my team and I are committed to the preservation of the 30 day purchase transaction.

1. MDIA/HERA: Reg-Z Changes & Their Impact Preserving the 30 Day Closing Jamie Woods SARA Mortgage & Financial, LLC (603)-965-8241 Licensed by the NH Banking Dept

2. HERA: Housing & Economic Recovery Act Amends the Truth in Lending Act (TIL) implemented Through Regulation Z. Has a number of provisions including the Mortgage Disclosure Improvement Act (MDIA) which changes the requirements surrounding early & final disclosures to home buyers obtaining mortgage financing and also addresses the timing of when fees can be charged. Effective July 30, 2009.

4. HOW TO AVOID COMPLICATIONS & EXTENSIONS AS A RESULT OF THE NEW LAWS

5. WHAT EFFECT WILL THE CHANGES HAVE ON THE LENDERS AND WHAT WILL OCCUR

7. Upfront fees cannot be collected (except credit) by the originator/loan officer until the initial disclosures are received by the buyer

8. The buyer must be provided a copy of their appraisal a minimum of 3 days prior to closing. This can be waived by customer.

9. An increase (and in some cases a decrease) of more than .125% on the buyer’s APR requires a complete re- disclosure and results in another mandatory borrower observation period

11. Locking the buyer’s interest rate early on

12. Knowing which lenders & programs allow electronic receipt

13. Title company properly prepares & reconciles HUD at onset

14. Loan officer on alert to completion of milestones

16. Change in loan amount (what can cause change in loan amount?)

17. Failure or error in buyer’s cash to close figure

18. Loan product change

19. Change in closing date

21. Ally yourself with resourceful & knowledgeable lending sources

22. Remember that many (lending sources) will botch numerous closings due to unpreparedness

23. Understand & embrace that these changes are about protecting the customer (put on a smiley face!)

24. Set realistic expectations up front with the other agent, the seller and of course, the buyer. Though SARA Mortgage can still arrange 14 day closings in more than half the purchases, it is wise to plan for a 30 day close. Under promise & over deliver!

26. THE 10 SARA MORTGAGE PROMISES ON EVERY TRANSACTION: To ensure the correct & prompt disclosure of buyer rate, loan type, costs & fees AT APPLICATION To visit your buyer, take the application and collect signed TILs IN PERSON To encourage the buyer EARLY LOAN LOCK To communicate the completion of each milestone to the buyer AND YOU To always NOTIFY the buyer and you of issues, challenges or delays such as the need for re-disclosure. To help your buyer understand the time line and anything that can impact their closing date such as change in APR. To ensure that any third party fees that impact the APR are ACCURATE To “PRE-DISCLOSE” to every buyer and ensure they fully understand To never rush or persuade your buyer into deciding on any initial loan or any potential loan changes To continue to attend each and every closing to ensure your buyer’s questions and potential issues are always handled

27. Q. DO THESE CHANGES APPLY TO INVESTMENT HOMES? A. No. Only primary residences and second (vacation) homes being financed by anyone other than the seller. Q. WHAT IS CONSIDERED A BUSINESS DAY? It varies depending on the lender used. Some count Saturdays. Q. IF A BUYER NEEDS NEW DISCLOSURES SENT DUE TO AN APR INCREASE WHEN IS THE EARLIEST A LOAN CAN CLOSE? Provided the other milestones are complete it will vary depending on the lender used. Wells Fargo, for example requires 3 days for the mailing of the new disclosures and 3 days for the buyer to review them, enabling a closing on the 7th day. Other lenders allow for the buyer’s confirmation of email receipt for this and other milestones. Ask your loan officer for each case. WILL INSPECTION DEADLINES BE EFFECTED? A. From the lenders and policy maker’s stand point the inspection is voluntary. When and at what stage a buyer conducts his or her home inspection is not effected by these Reg-Z revisions WILL 30 DAY CLOSINGS STILL OCCUR? A. Yes!The brokers that are the most well-connected with lenders and understand how this will all work will still arrange purchase mortgages for qualified buyers on acceptable properties in under 30 days!

28. Q. Can appraisals still be conducted within the first few days? A. Yes. We will pre-order the appraisal the moment the application is received. Q. Will my buyers still be able to get pre-approved? Can lending decisions still occur on purchase mortgages with out the appraisal being complete and submitted? A. Yes. SARA Mortgage & Financial will do its due diligence on pre-approving buyer’s credit, income and payment prior to the determination of property value -SARA Mortgage & Financial understands that time is of the essence! Remember, we at SARA Mortgage LOVE happy buyers and we are 100% committed to meeting the buyer’s expectations! We are always on stand-by to answer questions from your buyers and of course, you!

29. For additional info contact: Jamie Woods Senior Loan Officer SARA Mortgage & Financial, LLC “Unlocking Wealth for Families…” PO Box 365 5 Market Pl Hollis, NH 03049 Office: (603)-816-0255 Cell: (603)-965-8241 http://activerain.com/blogs/jpsunshine Licensed by the NH Banking Dept