Reverse Mortgage Clear Explanation

Many older people who own their own homes and have no outstanding mortgage repayments are looking at the concept of a reverse mortgage to release a proportion of the equity in their homes. This allows them to turn some of this equity into cash without actually having to sell their homes.

The concept of a normal mortgage means that you make monthly repayments to your mortgage loan provider. The big difference here is that in a reverse mortgage scenario you actually get money from the lender and normally the situation is that you don't have it to pay back for the period of time that you're living in the house. The money gets repaid when you pass away or in a situation where your health has failed, You have to go into care and no longer live in the home as your primary residence.

In the United States, there are a lot of older people in the situation where they have no outstanding mortgage repayments and in quite a few cases these people tend to be cash poor. As a result, this type of reverse mortgage can be a very use of financial device to allow these people to address that balance in their finances.

While the specific rules of each lender will very there are some general guidelines that you can go by. Generally, the applicant must be over 60, own their home and have no outstanding mortgage on that property. The release of the money can work in a number of different ways but the two basic ones are either as a lump sum or in regular monthly amounts.

One of the great advantages of reverse mortgages is that in most cases the money the individual receives from a reverse mortgage is not taxable and also this money tends not to affect any Social Security payments or Medicare benefits that the individual may be receiving. The other advantage is that because you're releasing only a portion of the equity in your home and not all of it you will retain the title deed for your home and the money must only be repaid after your death or at a point when residential care has become the only option due to your failing health.

There are a number of fees attached a reverse mortgages and again as always, the way in which these may be implemented by different lenders will vary. Rather than just look at the basic bottom line as usual, it's always important to look at the details as well as this may have a significant effect on how financially efficient each individual product may be.

The market is very competitive so it's extremely important to shop around and compare all of the variables in each deal before deciding on which one would suit you best. No matter which reverse mortgage provider you decide to use, it is extremely important to understand all of the conditions attached to the deal. For example, you need to make sure you fully understand what exactly constitutes residential care and at what point the loan would become repayable given the set of circumstances. A number of years ago, the regulation in this area was not as strict as it is now and as a result the whole idea up of reverse mortgages got quite a bad name in some quarters. It's important to understand that the regulation has moved on significantly since then and that most of the deals available now are very reputable. This does not mean that they will necessarily suit your financial circumstances so it's important not to just take everything as given and that you investigate all of the details as much as possible.

A reverse mortgage can be a great way to release a portion of the equity in your home to allow you to live a more comfortable lifestyle and once you make sure that you understand all of the variables attached to the deal with regard to terms and conditions it will leave you much better placed to take the reverse mortgage product that suits your financial circumstances best.

The Importance of Credit Ratings When Applying For a Home Equity Loan

When applying for a secured loan credit ratings help the lender get a better picture about the consumer's ability to manage payments. The higher the credit score is the lower interest rates the lender will quote. Obviously not everyone has perfect credit. Lenders know that but they must quote higher rates because of the extra risk involved. For this same reason not every equity lender will approve a bad credit loan application.

Sub-prime lenders have given an opportunity for people with bad credit to obtain a home equity loan by applying for a bad credit home equity loan.

Perfect Credit Is Ideal – Work On It!

Ask yourself, how soon do I need the cash? Can it wait several months till I repair my credit? Improving your credit score will not only give you peace of mind but it will help gain your creditors credibility once more and help you get a better home equity loan rate. It might take you a year of managing payments on time or maybe even in a shorter period. All you have to do is make payments on time, the sooner the better.

A One Time Situation May be Forgiven

If you are usually an excellent or good credit rated consumer and have been found labeled as bad credit because of a few default payments, due to sudden unexpected payments the lender might approve your application at a lower rate. It is important to explain in writing what took place and providing proof of bank statements will do wonders. Remember to think before you take action by asking yourself: "If I was the lender and I heard a story such as mine – would I be convinced?" Read about online equity lenders before getting the loan.

What Are Conventional and Jumbo Loans?

A conventional loan is a loan secured by a government entity or by Fannie Mae and Freddie Mac. Fannie Mae and Freddie Mac are two large companies that specialize in trading mortgages. Conventional loans are usually used for the purchase or refinance of single family homes. Conventional loans that follow the limits and guidelines of Fannie Mae and Freddie Mac are referred to as conforming loans. Any loan that does not do this is referred to as non-conforming. Although a loan may be non-conforming, it can still be considered a conventional loan.

A singe-family first mortgage loan amount limit is reviewed and revised each year by Fannie Mae and Freddie Mac. This price reflects the national average price of single family homes in the current market. This limit applies to all conventional loans after January 1st of the declared year.

The common structures of a conventional loan include fixed-rate, adjustable-rate and balloon loans. Any loan that exceeds the limit that Fannie Mae and Freddie Mac set forward is referred to as a jumbo loan. Jumbo loans have higher interest rates and many more requirements than that of a conventional loan.

There are many things that determine the rate of a conventional loan. The main things that determine interest rates are a borrower's funds, credit history and employment background. More factors include the location, type and condition of the property that the loan is being used for.

A borrower should always shop around for the best loan and keep track of interest rates.

UK Landlord Property Insurance Firm

'Landlord property insurance', also known as 'buy to let insurance' is something every landlord should consider before the purchase of a property. Landlord property insurance ensures that your property is not only safe from mishaps, but also insured against all types of risks and damages. If you are in the UK and looking for one of the best landlord property insurance policies then IPS Landlord Insurance is a wise choice. IPS Landlord Insurance is the most reliable landlord property insurance company in the UK with specialised teams and years of experience.

Many landlords have the misconception that their typical household insurance policy covers the entire property even if they rent it out. This is often not the case as many household insurance policies offer limited or no cover for the buildings and its contents when it has been rented out. Each insurance company provides different levels of cover, but specific landlord property insurances in the UK offers you two options that are tailor made for landlords. Those two options are 'buildings cover' and 'contents cover'.

Building cover is a standard cover of the building and its contents for the following:

• Riot or civil commotion, strikes, locked-out workers, or malicious people


• Fire, lightning, and explosion


• Theft or attempted theft


• Flood or Earthquake


• Accidental breakage of sanitary fittings, fixed glass, solar panels, and ceramic hobs


• Malicious damage by tenant


• Loss of rent or alternative accommodation


• Subsidence, ground heave or land slip


• The cost of building the property back to its original state


• Clearing the site


• Architect costs

With content cover the coverage predominantly covers the contents within the house. It is wise to note that the majority of insurers charge extra for accidental damage cover. Before selecting any landlord property insurance company in the UK it is advisable to do extensive research. If you are looking to purchase landlord property insurance, IPS Landlord Insurance can be the ideal choice.

IPS Landlord Insurance provides landlords with total piece of mind by securing their property against any natural or man-made risk and damage. Also it helps you in a situation when you are facing problems due to disputes related to your property. With years of experience, IPS Landlord Insurance is one of the best and reliable landlord property insurance companies in the UK.

Mortgage Cycling Versus Bi-weekly Mortgages

Stock Photo

With all the talk lately about Mortgage Cycling versus Bi-Weekly Mortgages which one is really right for you? Choosing the correct one could literally save you thousands of dollars and shave off approximately 20 years on the life of your 30 year mortgage.

So, a little background on the principal of each program needs to be told. Bi-weekly mortgages became popular a few years back when interest rates were extremely high and it made a lot of sense to pay as much on the principal of your mortgage as you can in a systematic way.

The way it works is that your mortgage payments are split in two every month so you end up paying (26) 1/2 payments instead of 12 whole payments which in effect ends up paying one additional month towards your principal.

Doing this ends up saving the average homeowner thousands of dollars on the interest payments over 30 years and shaves off around 7 years of payments. Not bad for back then. But as interest rates started to drop the net effect of savings are not as great now as they were when rates were higher.

But with the discovery of a recent mortgage loophole by Craig Romero, a senior mortgage analyst, Mortgage Cycling was born. Mortgage cycling allows a homeowner to build up 10 times faster then biweekly mortgages and allows you to pay of your 30 year mortgage in 10 years or less.

Mortgage cycling allows a homeowner to build up equity in their home fast using a patent pending technique. So fast, it ends up paying off a traditional 30 year mortgage in just about 10 years.

At first I was skeptical on how powerful mortgage cycling is until I compared using a typical $150,000 loan for thirty years at 7% interest. After running the figures though the difference between a bi-weekly mortgage versus mortgage cycling is dramatic.

Equity using a Bi-weekly Mortgage verusMortgage Cycling

Equity 1st year $1,520$14,061 Equity 3rd year $4,900$44,972 Equity 5th year $8,787$74,179 Equity 9th year $18,397$136,429

No matter the loan amount, interest rates or mortgage terms, mortgage cycling showed to dramatically cut down the payment time and interest payments to your mortgage company over the life of the loan.

Imagine what you could do with all that extra money that you can put back in your pocket instead of your mortgage company.

Now mortgage cycling may not be for everyone. But for someone who has the discipline it can be a very effective way of building up the equity in your home and to pay it off extremely fast versus using a standard bi-weekly option.

By: Ted Kushner

Ted Kushner writes about consumer issue topics of interests. If you would like to learn more about Mortgage Cycling and how it can reduce your 30 year mortgage to just 10 years visit:

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Mortgage Professional or Blind Dog?

"Even a blind dog with a note in his mouth can sell a mortgage." I first heard this phrase in a different context several years ago, but it still applies here. Think about that statement, what does it actually mean to you? Here's what it means to me… Anybody that contacts enough people will eventually be able to sell whatever it is he or she is selling. It is, basically, a numbers game. But think about it, how much money can a blind dog actually make? What I mean by that is can the blind dog actually charge for his service? Why would this blind dog be more or less expensive then the next blind dog? Does the blind dog just have words on a piece of paper and not anything to back it? So you understand my concept here?

When I say the term "blind dog", what I'm actually talking about is a web site on the internet. "Even and internet site with a note can sell a mortgage." Please don't get me wrong, I *obviously* think the internet is a wonderful tool. If I didn't, you wouldn't be reading this right now. But here's my concern with marketing a product like The Pay Option Arm on the internet; what can you actually tell people about the Pay Option Arm on a webpage? Oh sure, you can quote charts, you can show payments, you can give payment comparisons, you can compare this index with that index, you can even quote all your fees (which is really a BAD idea, if you ask me). Why is this a concern of mine? Pretty simple. IT'S TOO MUCH! Too much for the average person, who usually only closes ONE mortgage every couple of years, can handle.

Don't believe me? I encourage you to go to some sites and see what kind of info they have. It will blow your mind. Don't get me wrong, there are some GREAT sites out there, and I'm sure those guys make a TON of money. Let me finish by asking you something; Did you understand the whole mortgage business when you first started with it? Better yet, did you understand the whole concept of the Pay Option Arm when you first heard about it? Remember, you have a background in the mortgage world, the average client does not. You're chances of selling the Pay Option Arm are GREATLY increased if you are in front of your clients, face to face. Also, at that point, you can hook them with your great personality and go for referrals from them as well. If you're website is brining in the kind of business you're comfortable with, that keep doing what you're doing. If not, maybe you should take that note out of the blind dog's mouth and do something different with it. Just something to think about.

New Orleans, Ravaged by Katrina, Hit Again by Subprime Crisis

Retired New Orleans cook Hattie
Warren survived Hurricane Katrina. Now, at 82, she is struggling
with the $100,000 subprime mortgage she took out to pay bills
and ``have a few dollars'' five months before Lake Pontchartrain
flooded the city.

The payment on her adjustable-rate loan, about $860 a
month, eats up three-quarters of her income from Social Security
and the rent daughter Gloria pays to share the two-family Creole
cottage.

``I'm going to have a little problem,'' she says, sitting
in the pink-paneled living room of her home in the city's Treme
section, one of the first places in the U.S. blacks were allowed
to own property.

To trace the turmoil in the subprime mortgage market, come
to New Orleans, where borrowers who can't repay are fueling a
surge in delinquencies. With acres of gutted houses and weed-
choked yards, Louisiana's largest city is being slammed again as
lenders exit the business, demand late payments and impose
tougher standards on new loans.

About 21 percent of the state's 60,000 subprime mortgages
were at least 30 days past due in last year's fourth quarter, up
from 15 percent in 2004, the year before the storm. Only
Mississippi and Michigan had higher delinquency rates for home
loans to borrowers with weak credit or heavy debt, according to
the Washington-based Mortgage Bankers Association.

`Our Best Interest'

``We are urging lenders not to demand immediate payment,''
Louisiana Governor Kathleen Blanco says. ``It's in all of our
best interest that they help our people.''

Massachusetts Representative Barney Frank, the Democrat who
is chairman of the U.S. House Financial Services Committee, said
in an interview that there is ample reason to give ``special
consideration'' to Louisiana mortgage holders. He also wants to
ensure no one else takes out a loan they can't handle.

``Lending people money if they don't have a good chance of
paying it back doesn't help,'' he says.

Warren, who was born when Calvin Coolidge was in the White
House, was able with her limited income to get a mortgage for as
much as some New Orleans real estate agents estimate to be the
full value of her house.

``I would guess she could get just around $100,000 to
$110,000,'' says Helen Krieger, a broker who priced a termite-
damaged listing down the street for just under that amount.

Bruce Dorpalen, director of housing counseling with Acorn
Housing Corp., a Chicago-based group assisting Warren, says she
never should have been given an adjustable rate loan.

`Forced Into Foreclosure'

``If your income is going to be steady and your mortgage
payments are going to reset, you are essentially forcing
somebody into a situation where they are going to be either
delinquent or forced into foreclosure,'' he says.

Countrywide Financial Corp., which holds Warren's loan,
``cannot and does not discriminate based on age as a credit
granting criteria,'' Jumana Bauwens, a spokeswoman, said in an
e-mailed response to questions about the credit and Dorpalen's
comment.

The Calabasas, California-based company, the biggest U.S.
mortgage lender, offered homeowners ``temporary mortgage payment
relief'' after hurricanes Katrina and Rita hit in August and
September 2005, Bauwens says. It also contracted with Acorn
Housing to help ``locate borrowers who had not contacted their
mortgage lender to begin working toward alternatives to
foreclosure,'' she said.

Hurricanes Katrina and Rita damaged or destroyed 123,000
owner-occupied homes and 80,000 rental units in Louisiana. About
half the property was in Orleans Parish, which encompasses New
Orleans.

Poorest Residents

The Lower Ninth Ward, home to many of the city's poorest
residents, remains virtually uninhabited. Sections including
Gentilly and Lakeview have a mix of boarded-up houses and newly
refurbished Cape Cods and Colonials.

Borrowers such as Gwendolyn Adams, who took out a 9.99
percent loan before Katrina to pay her son's college tuition and
renovate, are trying to manage payments on homes that no longer
exist. The city tore down her Lower Ninth Ward house because it
was deemed a safety hazard.

Citigroup Inc. agreed to reduce her payment to $350 from
about $650, says Adams, a 55-year-old housing activist who used
insurance money to cut her outstanding balance to about $14,000.
``They wanted money, and they were willing to take a little bit
rather than none at all.''

Road Home Grants

Adams is one of more than 100,000 people waiting for grants
under Louisiana's Road Home program, a federally funded plan to
compensate residents whose properties were damaged or destroyed
by Katrina and Rita. About 11 percent of 134,000 applicants had
received payments as of May 5, according to ICF International,
of Fairfax, Virginia, the program's administrator.

Blanco says Road Home came to a ``screeching halt'' for
almost a month after a March 16 rule change by the U.S.
Department of Housing and Urban Development.

HUD told the state it could no longer require grant money
to be paid into escrow accounts, where it was protected from
creditors and doled out in incremental payments to fund
rebuilding. The governor says HUD left no alternative but to
give lump sums to residents, who may now be forced to use the
money for mortgage payments rather than repairs.

``It just stunk to high heaven,'' Blanco said in an
interview.

Andrew Kopplin, executive director of the Louisiana
Recovery Authority, said that he heard an increasing number of
complaints from families being pressed for payment.

`Pressure From Lenders'

``There is a lot more pressure from the lenders on our
homeowners today than there was three months or six months
ago,'' Kopplin said.

Subprime borrowers face other problems too.

Seth Weingart, a counselor with the Greater New Orleans
Fair Housing Action Center, said that he found lenders billing
for taxes that weren't owed and insurance coverage already paid
for. Some demand fees when people use insurance to prepay loans,
he says.

Borrowers also sometimes have trouble deciphering messages
from companies servicing their mortgages, Weingart said.

In one case, Option One Mortgage Corp. told borrowers
Fannie Mae and Freddie Mac, the two largest buyers of U.S. home
loans, were telling lenders ``to end the moratorium'' on
foreclosures that went into effect after Katrina. In a letter
dated Oct. 16, 2006, the Irvine, California-based company said
it would begin reporting delinquent mortgage loans to credit
bureaus, assessing late charges and pursuing foreclosure.

Fannie Mae's Position

Fannie Mae replaced the foreclosure ban with a requirement
that lenders must have ``exhausted all'' alternatives and
received written approval before beginning legal action. It
never directed lenders to foreclose, said Christina McHenry,
director of media relations for Fannie Mae.

``In hindsight, in reviewing the letter, we agree that we
could have communicated this more effectively,'' Option One
spokeswoman Christine Sullivan said in an e-mail response to
questions.

H&R Block of Kansas City, Missouri, the largest U.S. tax
preparer, agreed April 20 to sell Option One to Cerberus Capital
Management LP, a New York private-equity and hedge-fund manager.

Hattie Warren -- who has trouble remembering how many
grandchildren she has, let alone dissecting her loan -- pins her
hopes on Regan Brewer, a counselor from Acorn.

Brewer said she is looking into whether it's possible to
negotiate lower payments on the black-and-white cottage Warren
has called home since 1973.

Seeking help wasn't easy, Warren said. ``I don't like to
ask nobody,'' she said.

To contact the reporter on this story:
Sharon L. Crenson in New York at

4 Effective Ways to Minimize Interest Paid for Your Mortgage

Owning a home is one of the best ways to accumulate capital and protect from inflation. However, the interest involves with the mortgage over an extended period of time would be a huge expenses to the family. Learning the ways and strategies to minimize your interest payment would significantly free up your burdens especially in long run.

The followings are some tried-and-true strategies to lower the mortgage interest,

1. Be sensitive to the economic environment and ask for the bargain at the right timing actively.

Most of the banks would be much more conservative in lending under economic downturn or sustained decreased trend of interest rate. However, it would also increase the cost to the bank due to the overflow of deposit. The bank would try to maintain a good relationship with the "good" customers since the bank has more understandings on the background situation of these customers. Therefore, the above-mentioned situation would be a very good timing to bargain with the bank for a more competitive interest rate.

The criteria of the bank to evaluate the borrower as a "good" customer would include the on-time payment record, the stability of income sources, the contribution and loyalty to the bank such as other accounts and activities in the bank, etc. If you could fulfill the above criteria with good record, you are normally classified as a "good" customer by the bank. In other words, you have a very good chance to get a good bargain if you ask it actively in the right timing.

2. Try to make the largest down payment with the shortest amortization period as you could afford.

It would be very straightforward that the less money you borrow, the less interest you have to pay. Therefore, try to make the largest down payment over a shorter amortization period and it really save up huge interest payment in long run. For instance, interest savings would be $122,496 for every $100,000 mortgage if the amortization period is decreased from 30 years to 15 years with monthly payment $877.57 and $1,074.61 respectively (figures based on a constant interest rate of 10% for the entire amortization period). It is shown that a not very significant increase in the monthly payment could result a dramatic interest saving under a cutting of amortization period.

3. Increase your payment frequency plus additional lump sum payment

Choose a biweekly payment scheme instead of a monthly payment and you could save a significant amount of interest. Increase your payment frequency would be one of the easiest and affordable ways to lower your interest expenses. In case you have a lump sum of free money such as year-end bonus, profits from investment, etc, make additional payment and you could drastically reduce the interest.

4. Refinance with other bank with a better bargain

You may consider refinancing with another bank provided that a more competitive rate is offered. There would be many refinancing expenses that you have to take care such as new credit report, new appraisal fee, arranging for title insurance, making your points payment, etc. In general, if you could get a new mortgage interest rate with more than one percent lower than your existing mortgage and stay with the mortgage for the coming five years, it would be worthwhile to switch to the new mortgage to get the interest saving.

Bradesco First-Quarter Net Rises 11% on Lending, Fees (Update3)

Banco Bradesco SA, Brazil's second-
biggest non-state bank, said first-quarter profit rose 11 percent
on increases in consumer lending and revenue from fees and
insurance.

Net income climbed to 1.7 billion reais ($838.7 million), or
85 centavos a share, from 1.53 billion reais, or 78 centavos, a
year earlier, Osasco-based Bradesco said today on the Brazilian
securities regulator's Web site. The result compared with the
1.68 billion reais estimate by Bruno Pereira, an analyst at Banco
UBS Pactual SA.

Bradesco, which has made at least 19 acquisitions in six
years, is taking advantage of increasing demand for consumer
loans as lower interest rates and higher wages prompt purchases
of cars and home appliances. Bank lending in Latin America's
largest economy surged 21 percent in the year ended March 31.

``Bradesco was the bank that invested the most in credit
expansion,'' said Regis Abreu, who helps manage about $739
million at Mercatto Gestao de Recursos in Rio de Janeiro. ``In an
environment of declining interest rates, Bradesco is in the best
position among non-state banks to capture this credit demand.''

The bank's shares have gained 5.2 percent this year,
trailing the 14 percent increase in the benchmark Bovespa Index.
It has a market value of 89.7 billion reais.

Lending Grows

Bradesco's loan portfolio, including receivables from credit
cards, increased 25 percent to 122.4 billion reais in the quarter
from the year before. Excluding receivables from credit cards,
the portfolio increased 20 percent to 101.5 billion reais. Loans
to individuals gained 17 percent, spurred by demand for personal
loans and auto finance. Corporate loans grew 23 percent.

Adjusted net interest income advanced 0.9 percent to 5
billion reais.

Household monthly income, adjusted for inflation, rose 5
percent in March from a year earlier. Monetary policy makers in
Brazil cut the benchmark lending rate for a 15th straight time
last month to boost growth. The rate reached a record low of 12.5
percent in April from 19.75 percent in September 2005, when the
current series of rate reductions began.

``Lending activity will be higher in 2007 and 2008; however,
we expect the margin to be lower because of increased competition
in the market,'' Jose Guilherme Lembi de Faria, Bradesco's
managing director, said in a May 4 interview. ``We have to be
much more aggressive to keep our market share, to keep our
volume.''

Return on Equity

Bradesco expects loan portfolio to expand 20 percent this
year, Lembi de Faria said.

Provisions for bad loans rose to 1.16 billion reais in the
first quarter from 938 million reais in the year-earlier period,
Bradesco said.

Brazil's economy is projected to grow about 4 percent in
2007 and in 2008, according to the median estimate of economists
in a central bank survey published today. The average growth rate
from 2003 to 2006 was 3.4 percent.

Bradesco posted an average annualized return on equity, a
measure of profitability, of 30.2 percent in the first three
months of the year, down from 34.6 percent in the year-earlier
quarter. The return on equity this year will probably be in line
with the 32 percent posted in 2006, Lembi de Faria said.

The bank's mortgage portfolio reached 669 million reais in
the first quarter and should drive credit expansion in coming
years, Lembi de Faria said.

Fees and Commissions

``We expect the mortgage business will boom very soon in
Brazil,'' Lembi de Faria said. ``We believe there is potential
demand for 3 million houses financed in Brazil, especially for
the median to low income population.''

The bank's fee and commission income grew 25 percent to
2.559 billion reais. Net income at the insurance business rose 15
percent to 529 million reais.

Eleven of 17 analysts who cover Bradesco have a ``buy''
recommendation on the stock, while six have a ``hold'' rating,
according to data compiled by Bloomberg.

Banco Itau Holding Financeira SA, Brazil's biggest non-
government bank by market value, will release first-quarter
earnings tomorrow.

To contact the reporter on this story:
Telma Marotto in Sao Paulo at
.

Home Insurance And Your Annual Review

When you buy home insurance you typically get coverages based on what it would cost to repair or rebuild your home, plus a percentage of that to cover your personal possessions. What many homeowners don't realize is that they may have made changes that could put them underinsured. That's what an annual review is for.

Your home owner policy also provides you liability protection in case of a lawsuit, but what can really change your coverage needs is if you purchase a lot of expensive items or do some remodeling. Some home insurance companies will automatically adjust your coverage on your dwelling to reflect increases in building costs, but that may not be enough -- especially if you've remodeled a kitchen or built a spa and gazebo in your backyard.

With an annual review, you go through your policy and look at the changes you've made to your home and make sure you still have the right coverage. You can do this by yourself or with your agent. In fact, your agent should periodically be contacting you to remind you of this.

Of course if you discover you need to raise your coverages, your premium may also go up. However, you may also have made some changes that could save you money with discounts. For example if you installed a burglar or fire alarm system or updated your electrical. Another way you can save is by raising your deductible; you may be in a better position financially to pay a higher deductible then you were when the policy was issued.

It's also a good idea to shop around -- especially if your premium does increase -- to make sure you're getting the best insurance value. An easy way to do this is to get online quotes. Try to get at least three quotes and provide the same information for each quote in order to get the most accurate comparison.

Not all adjustable home loans are created equal

Editor's note: Robert Bruss is temporarily away. The following column from Bruss' "Best of" collection first appeared Sunday, April 16, 2006.

DEAR BOB: In a recent article you said, "Now you know why I never recommend negative-amortization adjustable-rate mortgages (ARMs)." Does that mean you changed your advice? I recall your many articles recommended the COFI (cost of funds index) ARMs, which have negative amortization. --Tom C.

DEAR TOM: ARMs that use the COFI do not always have negative amortization where the borrower's monthly payment increases slower than the interest index increases. The result can be the unpaid interest is added to the mortgage balance, thus creating negative amortization.

Purchase Bob Bruss online.

I have never recommended negative-amortization ARMs. Personally, I have had several COFI adjustable-rate mortgages that didn't have negative amortization.

The key question to ask is how often the ARM monthly payment and the index change. If the index rate can change faster than the borrower's monthly payment changes, then negative amortization results, thus increasing the mortgage balance by the unpaid interest amount.

I have not changed my viewpoint. I do not recommend negative amortization ARMs, which can be a very bad deal, especially when the home buyer made a low- or zero-cash down payment.

CAN THREE OWNERS EACH QUALIFY FOR $250,000 HOME-SALE TAX BREAK?

DEAR BOB: I read in your column that two principal residence co-owners (who are not spouses) can each qualify for up to $250,000 of tax-free sales profits under Internal Revenue Code 121. Can three owners of one house qualify? Would $250,000 be available to each co-owner, or is $500,000 the maximum exemption per home sale? Is there any limit to the number of co-owners who can qualify for this tax exemption? --John S.

DEAR JOHN: There is no limit in Internal Revenue Code 121 to the number of $250,000 principal residence sale exemptions if each co-owner qualifies.

However, when the co-owners are not husband and wife, then all their names must be on the title at least 24 of the 60 months before the sale and the property must be the principal residence of each owner for the required 24 of the last 60 months before sale.

An example would be three sisters who own and occupy their principal residence for the required minimum time before selling, thus qualifying for up to $750,000 tax-free sales profits. For further details, please consult your tax adviser.

DON'T GET A REVERSE MORTGAGE UNLESS YOU EXPECT TO LIVE IN THE HOME AT LEAST FIVE YEARS

DEAR BOB: I am way over 65 and live in my condo that is worth around $300,000. The life expectancy of males in my family is only 50 years. I am considering a senior citizen reverse mortgage, or I might sell my condo and invest the sales proceeds. Which option do you feel is best for me? --Wally D.

DEAR WALLY: If you are in reasonably good health for your age, and expect to remain in your home for at least five years, I suggest you seriously consider the benefits of a reverse mortgage.

The reason you should plan to stay in your home at least five years is to amortize the reverse mortgage up-front loan fees. To illustrate, if you are in poor health with a life expectancy of two years, a reverse mortgage would not be a smart decision.

More details are in my special report, "The Whole Truth About Reverse Mortgages for Senior Citizen Homeowners," available for $5 from Robert Bruss, 251 Park Road, Burlingame, CA 94010 or by credit card at 1-800-736-1736 or instant Internet delivery at . Questions for this column are welcome at either address.

(For more information on Bob Bruss publications, visit his ).

Lenders say many won’t be helped by foreclosure delay

BOSTON - Some on the brink of losing their homes will benefit from the foreclosure delays advocated by Gov. , but many are so financially troubled that a delay won’t make a difference, the state’s top lenders association said Tuesday.
    Despite their portrayal by some housing advocates as "predators," subprime mortgage lenders want to help homeowners find better loans because they also lose money on foreclosures, said Kevin Cuff, executive director of the Massachusetts Mortgage Bankers Association.
    But by the time many cases reach the foreclosure stage, it’s often too late, "whether we wait 60 days or not," said Cuff, whose trade group represents about 300 lenders.
    Patrick should use his influence to bring the nation’s largest lenders, which hold loans on much of the state’s foreclosed properties, into discussions on how to address the state’s high numbers of foreclosures, Cuff said.
    The state had a record 19,487 foreclosure filings last year. Last Wednesday, Patrick announced a plan to lower the foreclosure rate that would include making mortgage fraud a criminal offense and prohibiting abusive foreclosure rescue schemes.
    The next day, Patrick met with Bruce Marks, head of the Neighborhood Assistance Corporation of America housing advocacy group, and about 24 people in danger of losing their homes. After the meeting, Patrick instructed the state’s banking commissioner to seek, on a case-by-case basis, foreclosure delays from lenders for homebuyers who file a complaint about their mortgages.
    The state has no power to force lenders to negotiate new terms.
    "We hope the lenders will give us the time and work with us to see if there are any homes we can save," said Kofi Jones, spokeswoman for the state Executive Office of Housing and Economic Development.
    The subprime lending market, aimed at people with poor credit histories, helps people obtain a mortgage with little or no money down, but generally with interest rates that are high or increase sharply after a short period.
    Marks said subprime lenders target people they know can’t pay the mortgages in order to profit from the numerous fees. Cuff said millions of people who wouldn’t otherwise be able to afford a home now have one because of subprime loans.
    Patrick has been criticized for his work with ACC Capital Holdings, parent of the national mortgage company Ameriquest, which has been accused of predatory lending practices. Patrick, a former member of the board of directors of ACC, has said he tried to correct problems at Ameriquest, but his job there has surfaced in the recent debate.
    Cuff said anti-foreclosure advocates have a sympathetic ear because of Patrick’s ties to Ameriquest. House minority leader Brad Jones, R-North Reading, said Patrick may be trying to politically get out in front of an issue that has dogged him.
    "Given the history, it’s certainly a situation where you don’t want to be accused of being behind the curve on what some people think you may have been able to do," he said.
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