It was once a fairly common practice for a home buyer to make an offer that is subject to the ability to obtain a mortgage, which was then known as the credit contingent now.
Times are changing and real estate markets usually dictate the type of recurring and contingent contracts that are acceptable. Today, credit uncertainty is often low.
The reason for the challenges involves the type of contingency loans.
In California real estate, for example, as in many other places in the state, a home buyer can look at several types of potential loans and include one or more of these contingencies in the purchase offer.
Only home buyers who get finances tend to contract the purchase contract to get a loan. Cash buyers are not looking for a credit case because there is no loan. The contract may be contingent on the buyer receiving:
- FHA credit, which has its own set of requirements, or
- a VA loan, guaranteed by the Veterans Administration, or
- a conventional loan, typically sold in the secondary market, or
- credit from the credit union of which the borrower is a member, or
- private financing sometimes called hard money
Depending on the type of loan, the lender may require certain housing or repairs to make the loan. If the sellers and buyers cannot agree on the repairs or terms of the loan, the buyer will not receive the loan and the transaction may fall apart.
Generally, the buyer has a certain period of time in the purchase contract to obtain financing. In some cases, the contract may offer the buyer a choice, to choose from a specified number of days before the credit case will have to be removed or satisfied or to keep the credit case, if all parties agree, established by the time of closing.
Most sellers expect that the buyer will need to get financing
That’s where the problem begins. Most sellers expect that the buyer will need to get financing. Sellers are usually somewhat reasonable and will allow some time for the buyer to get financing and clear the credit case, but not every seller wants to wait until the closing day to find out if the buyer is truly capable of closing the escrow.
It is not completely fair for the seller to ask the buyer for a 30-day closing period without a firm closing obligation. On the other hand, getting rid of a credit case before closing can make the customer very nervous.
The buyer might wonder what would happen if the lender, for some unforeseen or unusual reason, decided to decline the loan. Should a buyer remove a contingency loan, the buyer could be at the seller’s mercy and the buyer’s risky deposit could be compromised. Few buyers are willing to take the risk of losing a deposit.
Of course, buyers also receive a prepayment letter before bidding. It is a rebuttal letter on which the seller relies on proof of purchasing power and the ability to qualify for credit. But since the file is packed for download, other issues may arise.
Unknown judgments can appear in public records, a buyer might have a blip on a credit report that has gone through the cracks, and the former with a previous short sale may put a nod on qualification, a buyer could lose his job, the buyer can only be employed under the required 2 -year or receive salaries that are not deducted from payroll.
Type of loan contingent is a valuation
There are things bazillion that can go wrong. Let’s not forget that another type of loan contingent is valuation. The contingency percentage is often separated from the contingency loan. The unpredictability of the appraisal means the house has to appraise at the purchase price.
If the valuation is less than the purchase price, then the buyer can cancel if the buyer has a contract in the purchase contract. If the seller agrees to lower the price to satisfy the estimate, then the buyer is expected to remove the contingency.
But what happens if, at the close of the written delay, it is decided at the 11th hour to order a second valuation and the second opinion on the value turns out to be a low valuation? If the buyer posted a contingency percentage, there is no residual estimate. However, if a contingency loan has not yet been released, the purchase contract may still be contingent on the buyer’s ability to obtain credit.
This is a concern that you need to be aware of with your real estate agent before making an offer to buy a home. Some buyers are comfortable removing contingencies when the lender reassures the customer that the file is ready for financing. However, if the lender has concerns, it may not be a good idea to eliminate the contingency loan.
Potential borrowings also tell the seller.
The downside is when your offer is among the multiple offers, and other buyers are willing to remove the credit case or shorten the period, and you insist on keeping the loan contingent intact until closing, your offer may not be accepted. The seller may think that you have a problem that can lead to difficulty closing.
In difficult situations such as these, some home buyers ask the lender to approve the file through risk before making an offer to buy the home. Protection clearance eliminates the fear of uncertainty and strengthens supply.