USDA Direct Process question

I am applying for a USDA Direct loan.  I took the homebuyers class on 6/27/15 then on 7/6/15 I had my individual counseling session and the home buyer guy said I should be approved for 200K by USDA and that I should start looking for houses.  I got a realtor then I sent in my Pre-application sheet on 7/13/15.  On 7/17/15 there was a hard pull on my credit report by CBCinnovis which I assume was USDA since I havent applied for anything else.  I havent sent in any supporting paperwork or heard from USDA.  I've called and emailed the USDA lady and have not heard anything back from her.   Did anyone else get a hard pull after just the pre-application?  What will happens next?   I found a house I love and my realtor said it was ok at this point to submit an offer.  Now the seller wants pre-qual documentation before he accepts which I don't have at this point although I compeltely understand why he would want it.  I'm a nervous wreck!

revans99 wrote:
I am in the process of buying a new house through USDA direct. The CBSinnovis is the credit inquiry for the USDA direct. After sending in your pre-qualification it takes seven to ten days to response. If you are preapproved an USDA specialist will call or send you a letter inviting you to apply officially for a mortgage loan. You will then send in the application along with 32 dollar fee for credit report, two years of tax returns, 3 months bank statements, and pay stubs. It takes the specialist 30 days to response to your application. Once the application is approved the specialist will schedule an appointment. At the appointment you will receive your letter of eligibility. LOE will have the loan and the interest rate. You can now go out and put a contract on a house. This is a very long process but it's worth it.It should be noted that one person's timeline may not set the standard. We're on our 96th day under contract & have been experiencing the slower side of the USDA Direct loan program. There's an extensive timeline in the link you see below in my signature. Get your patience ready & do NOT make any offers until you have the Certificate of Eligibility. 

Similar Messages

  • USDA Direct Loan: Questions on Approval, U/W, and Closing

    Hi! I've been reading other threads on the USDA for a while and it's really helped me sort through the mud that is a government loan..... I was approved for $160k (plus $1200/yr tax and insurance each) in mid-June. I'm currently a day into my first extension. My scores are mid to high 600's and my income was about $500 under the limit.  I have a signed offer and accepted counter for a lovely home, but have not sent it in to USDA yet because the rep told me the first step is an appraisal. The house is being renovated and won't be complete for another two weeks so I don't want to order the appraisal until maybe mid-next week. Does anyone know how long the appraisal takes from the day you submit to them your offer? I know each office may differ, but I'm trying to move through the process as quick as possible and order it when the reno is about a week from completion..... Also, I am entering my first year of college this fall (oldest freshman ever!) and had to take out a small student loan (one subsidized and one not) to pay for the fall and spring semester. I currently have an older student loan open that I pay every month. I am able to defer those payments while I'm in school again, but opt not to. Will they check my credit before closing and possible deny me based on the new student loan?? What's next after the appraisal? And what is the time frame from submitting the offer to actually closing? I've seen so many stories running the gamut from horrible to awesome.... And I'm paying my closing costs - seller would not. Has anyone had to do this with the USDA loan? How much can I expect to pay out of my pocket at closing? I also paid the $500 earnest. I appreciate any insight I can get - thanks!!

    mdsibc wrote:
    Hi! I've been reading other threads on the USDA for a while and it's really helped me sort through the mud that is a government loan..... I was approved for $160k (plus $1200/yr tax and insurance each) in mid-June. I'm currently a day into my first extension. My scores are mid to high 600's and my income was about $500 under the limit.  I have a signed offer and accepted counter for a lovely home, but have not sent it in to USDA yet because the rep told me the first step is an appraisal. The house is being renovated and won't be complete for another two weeks so I don't want to order the appraisal until maybe mid-next week. Does anyone know how long the appraisal takes from the day you submit to them your offer? I know each office may differ, but I'm trying to move through the process as quick as possible and order it when the reno is about a week from completion..... Our appraisal took 5 weeks from when it was first requested for our loan. The handbook states it should occur within 7 days of the request, but our USDA area specialist said their office uses only 2 appraisers. Each of them was swamped & from what the specialist said, the appraisers have 15 days to either accept or reject the order, depending upon how busy they are. Click the link in my signature below, read about the hell I'm going through, and GET ALL PAPERWORK IN ASAP. You can't assume yours will go quickly. Also, I am entering my first year of college this fall (oldest freshman ever!) and had to take out a small student loan (one subsidized and one not) to pay for the fall and spring semester. I currently have an older student loan open that I pay every month. I am able to defer those payments while I'm in school again, but opt not to. Will they check my credit before closing and possible deny me based on the new student loan?? It's a very real possibility, but I never got another credit check after the hard pull. However, our loan is still in the (hopefully) final days right now, so it could come any day. What's next after the appraisal? And what is the time frame from submitting the offer to actually closing? I've seen so many stories running the gamut from horrible to awesome.... I'm on day 105 under contract in Virginia. And I'm paying my closing costs - seller would not. Has anyone had to do this with the USDA loan? How much can I expect to pay out of my pocket at closing? I also paid the $500 earnest. We're paying our own as well. I don't have an exact number yet, but they've estimated close to $6,000. I appreciate any insight I can get - thanks!! 

  • USDA direct- my process-CLEAR TO CLOSE!

    There is quite a bit of info out there on various mortgage processes but very little to be found by googling USDA direct. I figured I would share my experience so others might have some more info going into this process. I started rebuilding (in honesty building) my credit last may (2014). Took out a share secured loan thru my very local credit union to pay off some old baddies on my report. Got everything paid, and all but 1 negative off my report in a few months. (Lots and lots of phone calls, GW letters and a bit of luck (thanks for cramming all those bills T-mobile)).In December I submitted a pre application to my local USDA office. Got a phone call back a week later. She actually transferred me to another office in the next county (Thank youfor that.) I called the lady who was listed as the coordinator for that office on 1-7-2015. We chatted for perhaps 15 minutes, she explained the program very thouroughly, answered a few of my questions and asked very nicely if I would like her to send out the full application. She inquired about my credit, I gave her a basic rundown, relatively new, clean EQ (last collection never got to that report 1 very old paid negative on TU and EX.) She said that should be fine, might require a letter of explanation.Recieved full app on 1-9 (wow, thats flying for government work right?). Began filling out the app. Had a couple questions, so I emailed her, to ask. Response within 30 minutes. Finished application, printed out 4k pages of financial documents (OK very SLIGHT exaggeration). On a whim, decided to call TU to see if my 7 yr old collection could be early excluded before I sent in my app.TU early excluded. WOW nice. EX I spoke to a very nice lady who told me it wasnt possible to do until February. OK, I figured I will wait to submit my app for a couple weeks.Fast forward to 2-2-15, (of course 2-1 had to be a Sunday, so had to wait to call EX.) Spoke to the same very nice lady (wow dumb luck there). She granted the early exclusion. Told me it might take 24-48 hours to update. I printed out updates to bank statements that had changed to make an addendum to my application. Created a spreadsheet for my net worth to add to my app as the numbers had changed. Midway thru completing that I got an email from EX saying they had updated my file. Log on, print out (wow shiny) clean EX credit report.Stuff a novel's worth of paperwork in an envelope and mail to the USDA on 2-3-15. 2-23-15, get a ping on capital one credit tracker of a new inquiry. CBB Innovis. Shortly thereafter CK sends me an email, new inq TU and EQ. CBB Innovis. 2-26-15 my fico inquiry only on EX and EQ (still no inq on TU on my fico as of 3-17 lol). Go into work on 2-26-15 and find out they called to verify my employment.nothing happens for a week, so being me (impatient and curious to put it nicely) I send Amy an email. Simply asked if there was anything else she needed from me. 20 minutes later I get an email, my file is on her desk for review, hopefully next couple days.3-15 I send an email to her to update info (secured loan will be paid off as of 4-1-2015 13 months earlier than the term just wanted to let her know in case that changes anything) 3-16-15, first thing in the morning she emails me back says fantastic as that helps with DTI, will give you some flexibility on amount of loan, please call me. I work nights so first thing in the morning is the crack of noon. I call her, she asks when can I come in for my homebuyers meeting. She suggests Friday 3-20-15 or the following week. Well Friday 3-20 is march madness. and while buying a home > just about everything, march madness for me is one of the rare times all of my very old friends get together for 4 days of pretending we aren't middle aged. I say Monday, Thursday or Friday of the following week would be perfect. Meeting set for Monday 3-23-15.Will update as things progress. Honestly the only real advice I would give someone going into the process is follow up when you know things have happened. Patience may be a virtue, but advocate for yourself, do it nicely but don't let yourself get tossed onto a back burner. My coordinator has been friendly and knowledgeable every step of the way, but it has been more of I send an email or make a call and we move the next step. Simply sending a polite email asking if anything else is needed can move you along.The other thing I would advise, send anything they could possibly want. She thanked me for the completeness of my financial documents when I sent them in. I sent 3 months of paystubs rather than 2 pay periods, an explanation on 1 of my bank accounts (only had 1 statement as they are quarterly) and a current register print out. If you think they might need it, just send it. Pro tip: your 6th grade report card is not neccessary.As I said I will add to this as it moves along.Thanks for reading,PF update.... had my orientation meeting 3/23/15She went over the program, no big suprises. She told me what my pre qualification amount would be. (It varies depending on the overall monthly payment, selling price is not the main focus here (northern illinois) as property taxes can vary wildly). Basically i can go up to a payment of around 700 dollars a month (which she was fairly negotiable on because of mitigating factors (MY HIGH CREDIT SCORE (Hehehe) and having relatively high cash reserves.) I was told i should have my Certificate of Eligibility in my hands by 3-30-15. She emailed me on Friday 3-27 to tell me it was on its way.I responded with an email containing several properties to confirm they were in rural areas (we have some strange islands of non eligible areas). Response within a half hour confirming all homes met the criteria. Met with a couple realtors during the week, found one with usda experience that i liked, start the looking for real process on 4-01-15.Will continue to update as I move along.oh, i will qualify for subsidy, but probably won't use it. My payment will put me right where I wanted to be anyway.Update 3-31-15 certificate of Eligibility in my hands. Talked with a few realtors, 2 which had USDA experience, 1 who didnt. Didnt like the two who did, so rolling the dice with the other one. Went and looked at several houses that fit my budget and needs. Have a handful more to look at next week. The one i like best is 6 sq ft over size restrictions, but well under budget, coordinator says a waiver should be no problem as my payments will be low enough to allow higher utilities. And I told her i would turn off the heat in the bathroom Did some more looking, found a great house in almost the exact neighborhood I would have chosen, impressive considering my search comprised of 6 whole counties and parts of 3 more. Saw the house on thurs 4-30-2015. Made an official offer today, Sunday 5-3-2015. My agent has been fantastic, and my USDA coordinator every bit as good. They have seemed to kind of start working together, almost seamlessly. It is my agents first USDA loan, so he is learning as he goes, but after being skeptical at first he seems to have embraced it. Hes been in the biz for a long time and is positively mystified he hasnt seen one based on the amount of his areas that the USDA covers. Moving on, I have an email into my coordinator as i need an updated prequal letter. She wrote the prequal based on considerably higher taxes and made me a friendly bet I couldnt find a house with taxes less than 2400/yr. I believe she has lost that bet, my offer has taxes of 1884. With no exemptions. So i need a letter that says i can go a bit higher, based on the lower tax number.5-4-2015 Woke up to a response, letter will be in my and realtors hand first thing tomorrow. Also confirmed that my coordinator is fine with me doing my homebuyers education class in the online form.5-4-2015 pt 2 seller countered my offer up 2k, I accepted. not worth wrangling over nickels. I want the house, he wants to sell, everybody seems to be happy. now on to the annoying stuff and waiting to hurry up I guess.5-5-2015 completed homebuyers ED course. Honestly they should just send people here. This place has taught me way more have a short phone meeting with the lady in charge of that and another box checked off. Call scheduled for 5-7 afternoon.Home inspection and radon test scheduled for 5-7-2015.5-6-2015 Homeowners insurance quotes. Got full replacement coverage lined up, 579 for the year. Far better than expected Also dropped my car insurance by a not insignificant number. Woo hoo. Now on to the inspection and waiting!5-8-2015 Inspection! Cue the darth vader music. Actually my inspector was a good guy, and in another 6 weeks will likely be one of my neighbors (well a few blocks anyway) He took us around the outside first, showed us where there was an addition to the foundation (a screened in porch was made part ofthe house). He was impressed with the job done. Proceed inside,he did a quick walk thru, then we started from the basement up. All of the systems of the house had been redone 20 years ago, house was built in 1900. He looked a bit, and was thouroghly impressed. He said I may have one of the most modern 100 year old houses he has ever seen. 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One breaker is double tapped (an electrician will tell you the reason for 2 taps is to use them ) reccomends a few extra inches of downspouts on 2 of the gutters ("the foundation's rock solid lets kep 'er that way") fix the toilet (DUH) and a bit of backfill at the back of the garage.Up next- Radon test scheduled for5-11-2015 Radon came back slightly elevated. 4.5 microwhatevers.Submitted repair request to seller on 5-13, for the toilet, tuckpointing the chimney, smoke/CO detectors, door closers (whatever the heck those things are called), double tapped breaker, and radon mitigation.5-21-15 Seller agreed to all repairs (phew it wasn't the money but the PITA it would have been to have a supervised bank account for piddly stuff.)Next up,6-4-15 the appraisal!Apparently appraisal was done early, as today 6-3-15 I recieved my Funding commitment letter, and a likely moving up of closing by a week, to 6-22-15!6-16-2015 Seller was not able to be ready early, so my closing is back to the original date of 6-29-2015. Recieved conformation of closing being scheduled today. Also notified that the last 2 items on the repair list have been completed, tuckpointing the chimney and radon mitigation. For anyone curious, mitigation cost 1075 dollars, radon levels initially at 4.5 post mitigation 0.9. Also after getting quotes I agreed to pay for the chimney @ 750 dollars which got me metal flashing rather than tar. Seller absorbed all other repair costs.6-18-15 got clear to buy 1st year HO insurance policy.6-23-15 official CLEAR to CLOSE. Final numbers confirmed. I do qualify for a payment subsidy of around 90 bucks a month, going to find out what deducts from subsidy recapture to decide whether to accept or reject which is done at closing.6-26-15 Recieved HUD1 from the title company, via the lawyers. Everything matches and looks correct. Final walk through Monday morning before closing.6-29-15 Closed. Was a very simple and painless process. the lawyer and agent both said it was the least paperwork they had ever seen. Seller actually left me a bunch of tools (shovels rakes etc.) Was a very cordial process, I think everybody got what they wanted out of the deal. Thanks to all who gave me guidance, prodding and keepingme moving along. If anything in here isn't clear, feel free to PM me any questions (I have fairly detailed notes and almost all of my emails).Good luck to everybody else. Remember be proactive, but with USDA you need to have some patience too.

    LeavingTheCity wrote:
    Pfarro1, you're about 3 weeks ahead of us on the timeline. I was just telling our realtor today that having a government mortgage application should be marketed as being a lesson in self-control & patience. I don't feel like it's time for me to start bothering our USDA rep yet. Maybe I will in another week or 10 days.(?) Here's our timeline so far: Submitted pre-qual via email 1/14/15 -- USDA did a single hard credit pull 1/23/15Invited to apply 1/30/15 -- Submitted application via email 1/31/15 Mailed requested documents via USPS Priority & payment for credit check 2/20/15 (delivered 2/23/15) At least 2 credit inquiries by USDA 3/10/15 -- $32 check to USDA for credit report hit the bank 3/17/15I would not bug them, just a simple email asking if there's anything else they need, like most recent paystub. I'm sure they don't need it, but it puts you back on the coordinators mind. Out of sight out of mind, so this wheel has no problem making a little squeak every once in a while.

  • USDA direct - pennsylvania

    I've been working on a usda direct for a little while now and wanted to share my experience as well as ask some questions. 5/16 - sent my prequal back to state for review5/24- received email that I appeared to qualify and copy of full app was attached6/5 - snail mailed my app back. Sent it 2 day so I had tracking. Also included my 32.00 credit report fee6/8 - usda rcvd my application6/15 - rcvd call asking for additional info. My middle score was only a 623 so I provided additional credit from non reported sources (utilities,  directv and cell phone) they also contacted my job to verify employment.6/26 - rcvd confirmation my file was sent to loan specialist for review.7/2 - followed up with loan specialist. Confirmed she had my package but she was going on vacation the next week.7/13 - folowed up with loan specialist. While she was out I made and offer and had it accepted on a great house. Made approval for financing a contingency. Also signed my agreement. Scheduled closing for 60 days out to give time.  (Sept 14)7/16 - PREAPPROVED!! Received COE via email.7/21 - emailed addtl info.7/23 - emailed SAME addtl info7/27 - rcvd email that info was rcvd and appraisal was ordered last week7/27 - appraisal scheduled for 7/29!!7/29 - Appraisal completed7/30 - Rcvd Orientation Packet, TILA, GFE and other docs via FedEx. Will be sending these back later today after work.7/31 - Scheduled homeowners class for 8/12. Found out my LO will be out of the office from 8/8-8/19 8/5 - Still waiting on appraisal results. Got the standard "don't call us, we'll call you" return email from LO. Not too impressed considering she will be gone for 12 days and i can't even order the inspections that USDA is REQUIRING until i have the results of the appraisal.8/12 - Took 1st Time Homebuyers course, was able to find a local organization offering them for FREE!!! WHOO HOO!! Still waiting on the appraisal results. I've decided to hold off on ordering the inspections till i have the numbers. Something in my gut is telling me to wait. I don't want to lose out on the money if the house doesn't appraise for enough. Closing is 1 month from tomorrow, so close yet so far. 8/20 - Received appraisal results!!!! 5k above offer!!! (a whole 23 days after completed)8/21 - Scheduled inspections for 9/1 (first available date) I'll update as I go!!

    brbedoll88 wrote:
    A week out and I'm still waiting on the appraisal results. Emailed my LO since she will be out of the office (3rd vaca since she received my file at the end of June!!) and was informed that she would "appreciate it" if i didn't email her "all the time" that she will process the appraisal when it comes in and if that's AFTER she gets back (august 20th) then so be it. UMMMM.....sorry but i have emailed her ONCE about the appraisal and only after a week! Pretty sure that wouldn't be considered "all the time". My COE is only good through 8/31 and my closing date is FAST approaching at 9/14 and this woman has take a total of 18 "out of office" days so far. Lord only knows how many more she has scheduled. I work for a mortgage servicer and TOTALLY understand being swamped and appreciate the fact that it's summer and people have lives but when I send ONE very kindly worded email asking if there is any chance we can get the results before end of week when she leaves I would appreciate a little proffessional demeanor and a kind response/unsderstanding back. I am happy that this is the first little "bump" in the road but it's still frustrating. Ok, end of rant.Im sorry but that an unacceptable response, how rude! Im sorry you have to deal with this

  • USDA Direct Rural Loan (502 Direct) for very low or low income

    This is going to be a long post, so only invest the time to read this if you're considering taking one of these loans out. When I first started looking for information on the USDA Direct Loan, there is not a lot of information on the FICO forums or online in general. The information that is out there is often limited or loaded with misinformation. I've seen quite a bit of confusion or misinformation even on these forums regarding the direct loan. My Timeline:1. Prequalification stage: 5/10/112. Determined eligible for processing: 5/26/113. Returned complete application: 5/31/114. Eligibility interview: 7/20/115. Under contract on house: 7/22/116. Projected closing: 9/22/11 Beginning with the prequalification stage, the USDA service center in your area will send you a short prequalification application. This application does not request any thing other than your basic identifying information and a disclosure agreement. I did have a collection on my credit which I sent documentation for so I wouldn't be automatically declined for having the collection. Around three days after pulling the initial TransUnion credit report (sometime around 5/23/11) a representative from their office called and said that it appeared I'd be eligibile, had been chosen for processing, and that they would be sending a complete application. I was asked to provide three alternative credit letters, two months of bank statements, one month of paycheck stubs, and any documentation for adverse credit. The application that the USDA uses is a standard mortgage industry application. It will ask for all of your information for where you've lived and worked the past two years, assets, obligations, etc. You have to send them EVERY page of your bank statement even if the last page is a summary of the bank's privacy policy. 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If you are $1 over the income cutoff, you will be sent to a bank to apply for a guaranteed loan. Your income must be consistent and must show a history. If my income had been just a little higher I would have had to apply for a guaranteed loan. Employment:Even though you send paycheck stubs, your employment will be verified. A verification will be sent to determine your eligibility and a follow-up phone call will be made before closing to make sure you are still employed. The USDA does NOT like The Work Number as it costs them money to verify your employment. If your company will only use The Work Number, log into The Work Number's website and print out your verification (you may have to pay for this yourself). Landlord verification:Your rental verification must be good. 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You'll discuss a few program guidelines, sign off on a few disclosures, and have a quick program orientation discussing things like monthly payments, improvements, etc. The interview lasts one to one and a half hours. You'll receive a certificate of eligibility at the end of this interview.  Your certificate of eligibility will show how much you are eligible for, what your projected taxes and insurance will be, and what the note interest rate will be. The note rate can change until you are under contract on a house and the USDA has obligated your funds. My note rate is 4.25% and I was approved for $153,000. After you have the certificate of eligibility, you are free to sign a contract on a house. Your contract will need to allow for up to 60 days to close. My projected close date is by 9/22/11 but it could be as short as 30-45 days. One thing I do want to mention is dealing with real estate agents. Most people have never heard of this program and are quick to question it. 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If this is your only hope of a home loan as it was mine, DO NOT GET DISCOURAGED. These loans do get approved and they do get closed. Applying for a direct loan and being approved is not an overnight process. As with any government program, they do take time. There will be days and weeks when you have no idea what is going on. There will be times when you want to give up. Just stick with it. The payoff is there eventually. I'm purchasing a home that I would not have been able to purchase for many years using FHA or probably never using a conventional loan. My mortgage with the subsidy is $100 less than my rent and when I no longer need the subsidy my mortgage payment will only be $150 more than my rent. I'm moving from a 35 year old 650 sq. ft. apartment to an almost 2,000 sq. ft. four year old house. If you have any questions, please feel free to post them and I'll be happy to answer to the best of my ability! 

    I'll try to answer all of the questions I've been asked at once... How did I find a house so quickly? While you can't contract on a house using this program until after you have an eligibility letter, nothing is stopping you from looking. I began looking at houses online, driving by them, and going to open houses in May of this year right after I applied. I narrowed the houses I was interested in down from 28 to six and the day after I received my certificate of eligibility my buyer's agent and I looked all all six of those houses. This is a program that is entirely dependent on the availability of funding, as others who have posted have shared. Once you have the certificate you need to be ready to move. If you wait to find a house, it is very possible that the program could lose funding during your home search. Know your area you want to live in, visit a few houses, just don't get your heart set on anything. In the two months it took me to be approved I saw houses I loved go under contract everyday. These were houses I loved, but I also had a list of 28 other houses to choose from. During the time it takes to get approved, make sure you are saving everything you can towards your prepaids. You can finance everything with the exception of the earnest money deposit and the first year of homeowner's insurance. My seller is paying my closing costs and my appraisal, home inspection, termite letter, and radon test will be billed to my closing statement. So far all I'm out of pocket is the $32 for the credit report, $75 for first time homeowner's education class (I'll mention this next), and $500 for the earnest money deposit. Regarding the homeowner's education, you can do this online. It's $75 through a company USDA will refer you to. It is literally the most boring two hours you will ever spend if you are already aware of how the real estate industry works. If you truly are new to this, it can be informative. You don't have to complete the education course until after you're approved but before you close, however my USDA office urged me to complete it as soon as possible. If funding gets limited, they close the loans that are ready to go and aren't waiting on anything.  Wednesdayaddamsd, I don't mind telling you what my annual income is. I live in Greenville, SC and my annual income is $30,700. I go to school part time in the evening and work full time during the day. I qualified for the program and was $1,300 away from not being considered low income for my area. I was approved for $153,000 with a current note rate of 4.25%. The subsidy I qualified for brought down my rate to 1.25%, my annual insurance is estimated at $540, and my annual taxes are estimated at $1,040. I honestly don't know how the subsidy is calculated, however 1% is the lowest interest you will ever pay after the subsidy. The house I've contracted on is $135,000 with the seller paying my closing costs of about $3,500 and my payment with the subsidy, taxes, and insurance will be $540 over 33 years. This is $110 less than my rent on a 650 sq. ft. 30 year old apartment. Keep in mind that if you take the subsidy, it is recaptured. It's recaptured when you refinance, sell, or transfer title to your heirs when you die. There are limitations on the subsidy and they can never take more than half your equity minus things like initial equity, capital improvements, etc. If you refinance and don't roll the subsidy recapture into your new loan, it is indefinitely deferred and does not accrue interest. You can roll the subsidy recapture into your new loan with a 25% discount as long as you are not cashing out your equity and you retain the title to the house. As you can see, there are a lot of hoops you have to jump through to be eligible for and to purchase a home using this program. It's not easy. This was my only chance and only hope of purchasing a home and with this program I can afford a house in a decent and safe area. I'm getting everything I wanted in a house and then some. If you're trying to purchase a home through this program and funding is lost, your application is delayed, etc., I know it's difficult but hang in there. It will happen. I'm extremely fortunate that my area does not have a lot of rural areas and my USDA service center closes only 20 or so of these mortgages a year. There are areas that are very rural and the USDA offices are understaffed, overworked, under funded, and under paid. It's just a part of dealing with the government. You should definitely also keep in touch with the USDA office. If you are out of sight, you are out of mind... I called them on Monday and followed up with an email on Thursday of each week. I was never pushy, I always worded my emails to make it seem as if I would like to help ease the trouble of processing my application. Of course when the email was sent and the phone hung up, I cussed and screamed and called them names I felt bad about - especially after my eligibility interview and meeting them and my originator being a nice and sweet older lady. it's been my experience that the USDA staff wants to help you buy a home. If you treat them with respect and courtesy, they will do the same. They may not be able to tell you what you want to hear, but if you develop a working relationship with them they at least won't keep you in the dark. Best of luck to everyone trying to make it through this process! BTW - my home and termite inspection are Monday!

  • USDA Direct after BK... CLOSED!!!

    I figured I might as well document my story here. It seems there's little "actual" information about the USDA Direct program available, so maybe this will help someone else out in the future. Background: Bought our first house in 2004 with an FHA loan. Had to short sale in 2009 due to loss of job, ultimately had had to file for bankruptcy April 2011 and discharged in June 2011. My credit has been clean with no blemishes since. I have since opened three credit lines (two with Capital One, one with GE) and got an auto loan through Toyota Financial. Annual income is $70,000 with family size of 7, which qualifies me as low-income where I live. Total CC debt is $2,000, balance on auto loan is $4,500 and I have $25,000 in student loans. As of right now, my mid-FICO is over 640 (I don't remember exact scores, EQ is 645, will update with others when I have them). CC's are near maxed, but I plan to pay them off within the next month. We live in a house owned by family and don't pay any rent. We pay utilities and maintain the property in exchange for rent. Family will be selling the house in six months and we need to find a place to go. Rent in my area ranges from $1,400-$1,800/month for a house big enough for my family. It looks like buying may actually be cheaper than renting. I called numerous mortgage brokers and they all told me that I could not qualify for a mortgage at this time for the following combined reasons: 1) Bankruptcy within 36 months; 2) lack of down payment; 3) lack of rental history. Through this forum I discovered I MAY be able to qualify for a USDA Direct loan. Apparently my credit scores of 640+ allow USDA direct to overlook bankruptcy and lack of rental history... and 100% financing resolves lack of down payment. We wound up finding a house before we really started looking and submitted an offer, but since we didn't have a prequalification or any proof of funding, our offer was not accepted. So here goes... 12/30/2013 - I submitted a complete application and all required paperwork (30 days of pay stubs, 2 years signed tax returns with w-2's and all schedules, 2 months of bank statements, copies of drivers license and SS card, and $32 credit check fee). I applied to USDA directly. I had been in email contact with the state office around Christmas time and they told me to go ahead and submit a complete application to my local office. They told me that was the first step. Other's have said they were asked to fill out a preliminary application but that was not the case for me. 01/06/2014 - I got a call from the local USDA office telling me that since I was not 36 months out of BK, they could not process my application. They offered to return my application and my check for the credit report. I asked them about the waiver for having a 640+ credit score. They had no idea what I was talking about. I spent the better part of the day tracking down documentation to support my case. For future reference, this is contained in the "DIRECT SINGLE FAMILY HOUSING LOANS AND GRANTS FIELD OFFICE HANDBOOK" HB-1-3550, page 4-48. The handbook is available to download on the USDA website (http://www.rurdev.usda.gov/handbooks.html), and I had to print out this page and fax it to my local USDA office. They still didn't believe me and I had to wait to have this verified by a Director. 01/07/2014 - Director verified that I was eligible to continue to have my application processed. A credit check and employment verification were ordered. 01/10/2014 - Credit Alert from myFICO popped up showing USDA had run my credit report and my employer got an employment verification form in the mail the same day. I will continue to update as the process moves along. Anyone who want's to chime in and let me know what to expect or any obvious problems that might need to be addressed, I would appreciate it!  

    No real update... but I need to vent!!! There has been no progress. I emailed the woman at my local office on Jan 16th to check on the status and make sure they had all of the paperwork that they needed. I had some questions about the application (I wasn't sure if I filled it out correctly) and was hoping to be able to get an estimated time frame out of them. The woman at the local office told me that my file had been forwarded to the regional office, and that I would have to direct all of my questions to that office. She also told me that the person I needed to speak to at the regional office wasn't in... it was her day off (this was a Thursday). Friday morning (the next day) I called the contact at the regional office and got her voicemail. I followed up with an email. I promptly got an auto-response saying that the office was closed on Monday for MLK day. Keep in mind, this was Friday @ around10 am... MLK day is obviously Monday. Another phone call that afternoon also went straight to voicemail. I got an email response the following Tuesday (Jan. 21) morning from the woman at the regional office. She told me that she would be reviewing my file in the next day or two. Our area was promptly hit by a snow storm and the office has been closed for the past two days. As luck would have it, tomorrow is Thursday... yup, her day off. The few email responses I have gotten from this woman all say the same thing... they're backed up and will contact me once they review my file. NO WONDER THEY"RE BACKED UP!!! This woman never works!!! It has been three and a half weeks since I submitted my app and I have heard nothing. I still don't know if they have everything or if I even filled out the paper work correctly. Hopefully I will hear something by the end of the week, but I'm not holding my breath.  

  • Our USDA Direct timeline- 99% there after 103 days

    Yesterday we were told our Certificate of Eligibility was being sent out, so I figured it's time to start a journal-type post for all those hunting for info. I spent a lot of time searching for timelines, so I hope someone else finds the following helpful. I'll come back to add updates as they occur. *edit to correct ^Right after we got the phone call that our Certificate would be mailed out on 3/26, our USDA loan specialist received word of a family emergency. She had to suddenly leave the office & took a week off work. We understood & waited patiently for her to return on 4/2 so we could drive an hour each way to pick up our paperwork & begin house shopping. Our state is Virginia. Submitted pre-qualification application via email 1/14/15USDA did a single hard credit pull 1/23/15Letter arrived & we were invited to apply 1/30/15Submitted standard application via email 1/31/15Letter arrived stating we were selected for processing 2/17/15Mailed requested documents and payment for credit reports via USPS Priority w/ tracking 2/20/15Documents arrived at USDA office 2/23/15Tri-merge credit inquiry by USDA 3/10/15$32 check to USDA for credit reports hit bank 3/17/15Certificate of Eligibility issued 3/26/15Under contract 4/15/15Inspection completed 4/25/15 (only minor issues that the sellers will fix)Survey completed 5/14/15 (a plot plan or survey is required by the USDA & the sellers, our realtor, our title agent, the town, & county couldn't find one on record anywhere, so we had to pay $300 & wait 2 weeks for this to be completed before we could submit our full application to the USDA)Application submitted to USDA 5/14/15Appraisal ordered by USDA 5/15/15 --Read the 1st half of our problems with scheduling our appraisal here. The 2nd half is posted in the comments below.Appraisal performed on 6/23/15 -- Read about our strategy for an accurate appraisal here.Appraised at $176,000Insurance purchased, Truth in Lending signed, & GFE delivered on 6/30/2015Commitment of funding on July 13, 2015 Added from the June 2015 closers post because much of this info is missing above: After all of your helpful advice, tons of research, & a bit of stress, we finally got our letter to officially house hunt. We went under contract yesterday with a closing date of June 15th. The sellers are having a modular built for themselves & we're using USDA Direct, so the long time frame is beneficial to all involved. These will be the longest 2 months to get through! Home Location: VirginiaPurchase Price: $174,900Property type: Single family brick ranch 3 br/ 1 ba 1,767 sq. ft recently renovated with a 2 car garage on 1/2 acre. The roof is 2 years old & has a 35 year transferable warranty!Lender Name: USDANotes about Lender: This is a loan directly from the USDA with no downpayment requiredType of Loan: Single Family 502 Direct / 33 year termApproved on: The USDA issued our Certificate of Eligibility on March 26, 2015 but before mailing it, our LO had a family emergency & suddenly left the office for one full week. We drove an hour each way to pick up our letter in person the day she got back-- April 2, 2015.Submitted Offer on: April 14, 2015Ratified Contract on: April 15, 2015Ernest Money Deposit:  $500Inspection: Passed with only minor issues on April 24, 2015Purchase contract addendums: All minor issues from the insp. will be fixed by sellerLoan Rate: 3.0%   3.25% (Even though our Certificate of Eligibility states 3.0%, our rate won't lock until the loan obligates according to our state's office.)Survey Ordered: April 30, 2015Survey Completed: May 14, 2015Application submitted: May 14th, 2015 (delayed due to USDA requiring a plot plan/survey that didn't seem to exist, so we had to order & pay $300 for a survey)Loan Processing: The USDA doesn't communicate very well, so I'm not sure about this date.Appraisal Ordered: May 15, 2015Appraisal Completed: June 23, 2015Mortgage Commitment Letter: July 13, 2015Went to underwriting: No idea, but we went through full underwriting early in the process.Underwriting Complete: Final Approval: 
    Walk Through: Closing Date: Scheduled for June 15, 2015 Extended to on or before July 31, 2015  Closing is set for June 15, 2015 & the USDA says this should be no problem. According to our USDA loan specialist, as of May 14, 2015, the USDA in Virginia has plenty of money remaining! May 29, 2015 update- Our specialist ordered the appraisal 14 days ago on May 15th. Yesterday, (5/28) I got an email from our USDA specialist saying, "The request is with our contracting officer for payment authorization.  When she cuts the check they will let me know." I called our specialist & she said this means they still haven't cut a check for the appraisal so it can be scheduled & performed. We're set to close in 17 days! What if there are repairs that require another visit by the appraiser? Will there be time for them to saunter back out to the house before closing? I'm pretty upset & want out of this apartment building with its hallway that smells like old man farts & cigarettes. Oh, how slowly the wheels turn with a government loan. It'll still be worth it in the end though. June 22, 2015 update- The appraisal is finally happening tomorrow. The house is totally move-in ready, so if the appraiser starts nit-picking little stuff to be repaired, I may lose my mind. The sales contract has been extended to on or before July 31, 2015. Also, our a/c is broken & the landlord won't fix it. I don't feel like arguing it even though we could win because after 5 months of dealing with the USDA, I don't have the energy or desire to deal with this. It's easier to just sit in front of a fan & sweat.  You can also follow our progress & that of others on the June 2015 closers post. For more information about the incredible options available from the USDA for low income households, start here to check eligibility, go here to read the Rural Development handbooks (3550 is the Direct loan, 3555 is the Guaranteed loan), & for thorough understanding, read the HUD master handbooks too!

    LeavingTheCity wrote:
    That property sounds like a dream! Currently, there are precisely ZERO houses on the market that fit the USDA requirements, our preferences, & our guestimated budget. Luckily, we're able to rent month-to-month, so we're not panicking yet. Hopefully something will come on the market soon. We'd like to start looking at houses next week....don't get discouraged ...we've been looking since 11/14 and only found one other home that we made an offer on ...and I'm grateful the sellers didn't accept because we found this much better one ...a short sale on an estate property that the bank had already agreed to the price on and completed all the paperwork ...then the buyer couldn't close ...our agent works for the listing broker and had us down as back-up buyer ...the asset manager verbally agreed to the terms we offered which net them the same money and we're waiting on the signed contract ...then its off to the USDA where we don't anticipate a problem ...crossing my fingers  ...having a really good agent was key ...she kept encouraging us to wait for what we really wanted instead of settling for less ...this property had been under contract for months(short sale) ...when she heard her boss complaining about the buyer's agent not responding to a request for docs, she took one look at the listing and called to ask if we were interested in being a back-up in case the original deal fell through ...lo and behold, here we are  ...hope your results are every bit as good as ours have been 

  • Where to I start USDA loan process?

    Should I start with my credit union who does USDA loans? Or should I start with one of those Internet companies who blast on their website they handle USDA loans. Or do I start with a bank? Or should contact the builder of the community I'm considering?

    Trust her! the handbook is key if you qualify to go direct, start with the closest USDA office. If you have to go guaranteed, does your credit union write USDA loans? I actually intially planned to go guaranteed and was in the process with Bridgeview bank. Direct has a better rate and lower fees, so if you can do it that way that would be my reccomendation.Leavingthecity and I were on roughly the same timeline (unti she hit appraisal issue ) Mine closed on Monday as scheduled. Here is the link to my journeyhttp://ficoforums.myfico.com/t5/Mortgage-Loans/USDA-direct-my-process-CLEAR-TO-CLOSE/m-p/4099748#M174620

  • SAP PM Direct Certification Question model.

    Hi Experts,
    Could you please provide me SAP PM Direct Certification Question model.
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  • WAAS Application Requests - Process Question

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    We all have forms we have our users complete when a firewall rule or change is needed.  You may even have a similiar documents for when load balancers or DNS changes are required.  Does anyone have document they can share that outlines what pieces of information are needed for intergrating applications into WAAS?  What about ongoing changes?
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    Thanks - Sam

    Sam,
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              Do we have specialities which require further fine tuning? ( Answer is mostly: no, Example: non-standard ports)
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  • Question related to my previous "background process" question.

    Hello Folks:
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    what I have stated in the "background process" question.
    Thanks,
    Ram Ramesh
    678-358-3581

    Go to your forum preferences and set the email options.  You may also need to unsubscribe from forums / topics you are currently subscribed to.

  • USDA Direct close on July 10, no way to pay first year insurance due

    My closing date for my USDA Direct is Friday, July 10th.  I found a house for 129k and it appraised for 130k.   The seller is paying closing costs, but I have no idea how much.  My realtor told me my closing estimate costs  paperwork from the USDA were incorrect.  I got everything done on my to do list except paying my homeowners insurance.  It's $ 1,800.00 and I simply do not have it.  I shopped around, got quotes from everywhere.  The lowest quote was $ 1,600.00 and that was if I had my car insured as well.  I asked my underwriter last week for help, she told me it has to be paid, period.  I have already paid $ 1,100.00 earnest money, almost 500.00 for inspection, 156.00 for electric repairwork and my rent this month was 1035.00, and my car insurance was due so I had to pay another 225.00.   I am afraid I won't be able to close.  I simply have no way to obtain that much money by Friday.  Does anyone have any  advice?  Thanks.

    Thank you.  There is wording in the handbook, chapter 7.3 B that 2 months of insurance and taxes is required for escrow.   In my case, the home is already built and from what I understand the one year paid in full premium is only due for new construction. My underwriter is not my friend.  She has repeatedly shown contempt and is most unhelpful.  I usually contact her assistant because she is so much easier to speak to and understand.  She explains everything very well.   Thanks so much for all the kind replies!

  • General Ledger - Revaluation/Translation Process Question

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    Firstly, why would there be any difference between the total of customer/vendor sub-ledger balances and the balance on the reconciliation account(s)?  The posting to the reconciliation account is happening automatically right, when you are posting to a customer/vendor (basing on the reconciliation account assigned in the customer/vendor master)?  And system would not allow direct postings to reconciliation accounts, which eliminates the threat of reconciliation GL account going out of balance as compared to the sub-ledger accounts.
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    Will there be any effect on network traffic or downtime during this process?
    That depends on whether the sensor is configured in Promiscuous Mode or Inline [VLAN Pair] Mode. You can determine this from the Catalyst config. If the sensor is installed in Inline [VLAN Pair] Mode, then certainly the re-image (and even just upgrade) could be traffic-impacting (if there is no alternative/backup path for traffic to take), as in both scenarios, the sensor is rebooted and not available for ~10 minutes (during which time, it would not be forwarding traffic (if it were installed Inline)). Additionally, since re-imaging results in a clean/default config, if the sensor were configured Inline, that portion of the config would have to be re-input post-reimage so that the sensor would know to forward traffic accordingly again. Details about the modes can be found here.

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    delete all drivers using the correct un-indtstall software, re-instalthe mac softeware and in stalll. GO TO SYSTEM PREFS, and select the printer and add the printer to the left side for install
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