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Seller Assisted home buying
Sellers helping home buyers cover down payment and closing costs
Potential home buyers who can make a house payment with no difficulty
sometimes can't buy a house because they don't have the funds required for a
downpayment and closing costs. One solution to the problem--use a downpayment
gift assistance program, sometimes called a downpayment grant program.
How Downpayment Gift Assistance Programs Work
A little bit of background first. Home sellers can help buyers pay closing
costs by giving a portion of their proceeds back to the buyer at closing. The
amount of seller assistance that's allowed depends on the type of loan the buyer
is getting.
Sellers are not allowed to give home buyers downpayment funds. That's
where gift assistance programs step in, providing a "work around" of those laws.
- The seller enrolls their house in a suitable program and contributes an
amount equal to the assistance their buyer will receive at closing--plus a
fee. (Most Web sites that disclosed the fee stated that it's 0.75% of the
home's sales price.)
- When the transaction closes, the downpayment funds are wired from the gift
assistance program to the closing agent. The seller has no part in the
transfer of funds.
Does HUD Approve Gift Assistance Companies?
- Yes and no. Here's what HUD says about the programs:
"HUD does not approve gift programs administered by charitable
organizations and, thus, will not offer a formal approval of your program.
Mortgage lenders are responsible for assuring that the gift to the homebuyer
from the charitable organization meets the instructions described in HUD
Handbook 4155.1 REV-4, CHG-1 Paragraph 2-10(C) (e.g., no repayment implied,
etc.). Those charitable organizations that comply with existing regulations
and policy guidelines are permitted to give cash gifts to eligible
homebuyers and do not need prior FHA approval to do so."
So HUD does not issue formal approvals for gift programs--it puts the
burden of working with a legitimate program on the lender. The major programs
all appear to comply with HUD's requirements. Your lender can verify that the
program you choose is one that is acceptable.
FAQ About Downpayment Gift Assistance Programs
Program guidelines may differ slightly, but they all offer the same basic
services.
- Home buyers must qualify for a loan that allows gift funds.
- There are no minimum or maximum income requirements for buyers, but
there may be top limits set on the sales price of homes.
- Typical assistance seems to range from 1% to 7%.
- Funds can be used for the downpayment and for closing costs.
- Gift funds can be used for new or existing homes.
- Unused funds must be returned to the gift program.
- Assistance programs cannot be used to refinance a house or to make home
improvements.
- Sellers cannot use the gift as a charitable contribution, but it may be
deductible as a selling expense. Talk to a tax professional.
Why Would a Seller Want to Participate
Home sellers usually price their homes to include some negotiation space.
What matters to a seller is his bottom-line--how much money he takes away from
the closing table. A buyer who has the funds to close may get a better deal on
the house, while a buyer who needs help will pay closer to (or more than) the
asking price, but in return can negotiate help from the seller.
One thing you must keep in mind is the home's appraisal value. The lender
will not allow gift funds that result in a loan that exceeds the appraised
value of the home. If you're working with a real estate agent, she can help
you determine if the home is realistically priced and will appraise where it
should.
Your lender can help you choose a downpayment assistance program and
explain how your offer to purchase should be worded to ensure compliance with
its underwriting guidelines.
Go to
FindMyDownPayment.com
to learn how to take advantage of this as well as
other techniques to have the seller assist you in solving the need for a
downpayment.
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