Lenders Answer Questions – Q: How Does the Appraisal Process Affect Buyers and Sellers

Q: How does the appraisal process affect buyers and Sellers?

A:  In a purchase transaction where the buyer is using bank financing, the lender will require an appraisal to be completed. A satisfactory appraisal is one of the conditions of final loan approval by the lender. When the appraisal value is at or greater than the contracted purchase price, the appraisal condition is satisfied.

When the appraisal value comes in below the contracted purchase price, it can create problems. With a traditional loan consisting of 20 percent down to 80 percent loan, the lender will only lend up to 80 percent of the purchase price.

For example, a contracted purchase price of $1 million implies a loan of $800,000. If the appraisal shows a value of $900,000 the bank will only lend 80 percent of that figure ($720,000). There is a shortfall of $80,000.

This shortfall can be addressed through the buyer contributing more cash, or through a renegotiated sales price with the seller. In our current inventory-starved market, renegotiating the purchase price with the seller will be very difficult.

Higher down payments can enable buyers to avoid appraisal problems. Many buyers have used high down payments and indeed 100 percent cash to avoid appraisal problems.  – Coldwell Banker

read more answers at: http://www.sfgate.com/realestate/article/Sound-Off-How-does-the-appraisal-process-affect-6052220.php

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San Diego Home Price Rise at 4.5%

David Blitzer, chair of the Index Committee at S&P Dow Jones, said while home prices continue to rise across the country, the pace of appreciation is not accelerating.

“Recent housing data is positive,” he said. “Sales of new and existing homes are rising in recent reports and construction of new homes enjoyed strong gains in May. At the same time, the proportion of new construction that is apartments rather than single family homes remains high.”

Since September, San Diego County home prices have grown between 4.5 and 5 percent annually. The area’s housing market has slowed since the summer of 2013, when fix-and-flip foreclosure resales paced the market with 21 percent returns. Since then, analysts say the market has been paced by traditional factors such as wages, employment, and supply and demand.

read more at: http://www.sandiegouniontribune.com/news/2015/jun/30/case-shiller-real-estate-April-homes-mortgages/

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Interest Rate Hike Coming, But Timing Unclear

Federal Reserve policymakers sharply downgraded their view of the economy — forecasting the weakest annual growth since 2011 — but indicated they were on track to raise a key interest rate in the coming months.

“It’s not an ironclad guarantee, but we anticipate that that’s something that will be appropriate later this year,” Fed Chairwoman Janet Yellen said Wednesday.

Fed policymakers had said they could raise the short-term federal funds rate, a benchmark that affects mortgage and other lending and savings rates, as early as this month if economic data warranted it.

Such a move, the first hike since 2006, would signal the economy was strong enough for the Fed to start ratcheting up the unprecedented low rate put in place to help combat the Great Recession and spur the recovery.

“I believe a decision to raise rates would signify very clearly that the U.S. economy has made great progress in recovering from the trauma of the financial crisis and that we’re in a different place,” Yellen said.

But after wrapping up a two-day meeting, central bank policymakers decided the economy was not yet in that place.

They opted to keep the rate near zero, where it has been since late 2008 in an attempt to boost economic growth by making the cost of borrowing money cheaper and increasing incentives to spend rather than save.

Still, Yellen and her colleagues were clear: A rate hike is coming. Of the 17 participants in the Fed’s meeting, 15 said they expected a rate increase this year.

With a downgrade in projected economic growth, though, more Fed officials are expecting a slower pace of increases. In their new projection, seven of the 17 policymakers forecast the rate would be raised no more than once this year. In March, just three officials were in that camp.

“The center of gravity at the Fed is undecided whether they start in September or December,” said Josh Feinman, managing director at Deutsche Asset Management in New York and a former Fed global market economist.

Those are the next two meetings that include a Yellen news conference, and many Fed watchers believe the central bank will only raise the rate when she has an opportunity to go before the TV cameras and explain the action.

Some economists argue that the Fed might be waiting too long to raise the rate and could be sowing the seeds of more bubbles in the economy.

Yellen acknowledged that the Fed probably should have raised interest rates more aggressively in the middle of the last decade, but apart from sounding a cautionary note about stock prices, she has not expressed concerns about asset values and doesn’t want to risk squelching a recovery that has been uneven and moderate.

Carl Tannenbaum, senior vice president at Northern Trust Co. in Chicago, forecasts the first rate hike of 0.25 percentage point in September and then another one like it in December, followed by similar quarter-point increases every other meeting in 2016.

“It isn’t so much the date of liftoff but the trajectory of the orbit that investors care about,” he said.

Hopes for a breakout year for economic growth were dashed this winter when the economy shrank at a 0.7 percent annual rate. Economists said the quarterly contraction, the third since the recession ended in 2009, was driven in large part by unusually bad winter weather and the labor dispute at West Coast ports.

Economic conditions have improved in recent weeks, but the winter’s slowdown caused damage. Fed policymakers projected the economy would grow only 1.8 percent to 2 percent this year, well below the range of 2.3 percent to 2.7 percent in its March forecast.

read more at: http://www.utsandiego.com/news/2015/jun/18/tp-rate-hike-coming-but-timing-still-unclear/

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