Tuesday, February 24, 2009

There's Something Happenin' & U Don't Know What It Is, Do You, Mr. Cardholder

The credit card industry's explanation for the failure of smart cards to emerge in the United States is well known. To be economically viable, the industry has argued, smart cards must provide substantial cost savings. In Europe, they were justifiable because they significantly reduced fraud losses through point-of-sale PIN authentication. In the US, however, cheaper telecommunications costs enabled the card systems to guard against fraud almost as successfully through magnetic stripe point of sale authorization. The system worked through complex algorithms that enabled card issuers to identify and block potentially fraudulent transactions. I was personally saved from fraudulent transactions on a couple of occasions as a result of these systems. Although recently, one card company blocked some of my own legitimate transactions because my wife had tried to buy a plane ticket to Europe using the card. Perhaps they are becoming overly cautious.
In addition to tightening their fraud protections, the New York Times recently reported that the largest card issues may be using similar systems to monitor the credit worthiness of their own cardholders. These issuers review hundreds of data points, including home prices in the cardholder's area, the type of mortgage lender used, and whether small-business cardholders work in a distressed industry. Although the most significant factor continues to be overall debt in comparison to financial resources, some issuers may be incorporating spending patterns into their credit worthiness algorithms.
According to the Times, American Express "has been looking at how you spend your money, searching for patterns or similarities to other customers who have trouble paying their bills." When the indicators are bad, cardholder credit lines are reduced. AmEx recently sent letters to cardholders, explaining that "[o]ther customers who have used their card at establishments where you recently shopped have a poor repayment history with American Express." The letters, however, failed to identify the problematic merchants.
Initially, AmEx defended the practice. “We’re just doing this to manage risk,” an AmEx spokeswoman is quoted as saying, "customers who make transactions with certain merchants tend to have a higher proportion of credit issues or a higher probability of default.” When approached by Times columnist Ron Lieber, however, AmEx claimed that it had stopped using spending patterns to predict credit losses and never actually based decisions on a cardholder shopping at a particular merchant. Last year, however, sub-prime lender Computer Credit was shown to have looked at merchants including marriage counselors, tire retreaders, pool halls, pawnshops, and massage parlors in considering whether to lower its customers' lines of credit. The curious message may be that changing your spending patterns in response to economic conditions -- say by having your tires retreaded instead of buying new ones or buying tools at a pawn shop rather than Sears -- may lead to an overall reduction in your available credit.

Sunday, February 22, 2009

Will New Government Housing Aid Help Me?

Ventura County Star Article from 22 February 2009

By J.W. Elphinstone and Alan ZibelAP real estate writersSunday, February 22, 2009


Between the $75 billion foreclosure plan President Barack Obama revealed on Wednesday and the $787 billion economic stimulus he signed a day earlier, the government is promising a range of programs aimed at getting new help to homeowners.

But not everyone who needs help will get it.

While some homeowners who owe more than their house is worth will get help, many of those who are most severely “underwater” in their mortgages won’t get bailed out.

So who does qualify for the assistance? What exactly will they get — and when will they get it?

Here are some questions and answers:

Q: What if I’m a homeowner on the brink of foreclosure?

A: Homeowners who are behind on their mortgage payments or struggling to keep current may qualify for a mortgage modification under the Homeowner Affordability and Stability Plan that Obama unveiled Wednesday.

To qualify, the house must be your primary residence, your mortgage payment must be greater than 31 percent of your monthly gross income and your loan mustn’t exceed current Fannie Mae and Freddie Mac loan limits, which vary by region and max out at nearly $729,750.

Owners of two-, three- and four-unit properties are eligible as long as they live in one unit as a primary residence. Only first mortgages are eligible for a modification. More detailed requirements will be available March 4.


Q: What if I’m not near foreclosure? Do I get any assistance?

A: Borrowers who are current on their mortgages but can’t refinance into lower interest-rate loans because their homes have fallen in value are eligible to refinance into a 30- or 15-year, fixed-rate loan under the plan, but only if their loan is held by mortgage finance companies Fannie Mae or Freddie Mac.

To qualify, homeowners can’t owe more than 105 percent of their home’s current value on their first mortgage. Borrowers with a second mortgage are eligible as long as their first mortgage isn’t more than 105 percent of their home’s value. The value of your property will be determined after you apply to refinance.

Skeptics say it’s going to be difficult for borrowers to figure out whether their loans are held by Fannie or Freddie. “I’m not sure people are always going to get a straight answer,” said Bert Ely, a banking industry consultant in Alexandria, Va.


Q: Any breaks for first-time homebuyers?

A: Under the economic stimulus plan that Obama signed Tuesday, first-time homebuyers who purchase a home between Jan. 1 and Dec. 1 will be eligible for a tax credit of 10 percent of the value of the home, up to $8,000.

Homeowners don’t have to pay back this credit over the next 15 years, the way they had to with the $7,500 tax credit enacted last summer. However, homebuyers would have to repay the credit if they sold their homes within three years.

First-time buyers are defined as those who haven’t owned a house for at least three years.


Q: Any other breaks for current homeowners?

A: Homeowners also can get a tax credit of up to $1,500 by making their homes more energy efficient this year or next. Many projects qualify, such as installing energy-efficient windows, doors, furnaces or air conditioners, or adding insulation. Homeowners can get back 30 percent of their expenses, up to $1,500.


Q: Will there be more assistance down the road?

A: The Obama administration is working with lawmakers to pass a bill that will allow bankruptcy judges to modify the terms of primary home loans in court.

The lending industry is fighting this plan, arguing that it will make lending a risky proposition in the future. But with support mounting, the industry’s efforts are primarily focused on limiting the scope of the bankruptcy proposal, rather than blocking it completely.


Q: How soon can I expect to take advantage of these benefits or aid?

A: The refinancing and loan modification programs start March 4. The first-time homebuyer tax credit is in effect from the first of the year through the end of November. The “green” home tax credit applies to energy-efficient improvements made through 2010.


Q: What should I do until March 4?

A: If you’re interested in refinancing or applying for a loan modification, collect all necessary documents to give to your lender.

These include your most recent pay stubs and/or other documents detailing the income you receive, your most recent tax return, information about your second mortgage if you have one, payment information on your credit cards if you carry a monthly balance and payment information on all other loans, like student loans and car loans.


Q: What if I’m facing foreclosure now, and can’t wait until March 4?

A: Contact your mortgage servicer or mortgage lender. Many lenders said they will postpone foreclosure sales on home loans that could qualify for the modification
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