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Dear Bruce: I am not behind on my mortgage, but I am finding it hard to pay my $1,300 a year property taxes. I do not have a mortgage with any escrow. What exactly can the county do to me? Can they kick me out of my home? If so, who pays the mortgage ...

Pay taxes or lose your home - Allentown Morning Call

Bargain hunters pushed Sonoma County home sales to a three-year high for November, but a large supply of distressed properties reflects the region's still-unsettled housing market, according to a new report. Home sales rose 46 percent from a year ago ...

Home sales at 3-year high in county - Santa Rosa Press Democrat

EDMOND â€” Now is absolutely one of the best times to purchase or refinance a home in the past two years. In spite of the gloom and doom talk about the stock market and our impending economic crisis, if youâ€™ve even had a passing thought about ...

Ready to buy? Check out this mortgage glossary - Edmond Sun

Sunday, December 14, 2008 The refund would be based on the buyers' opinion, because they included no specifics on how they would determine whether we would receive the money back. (They also have asked for every single nit-picky item that the ...

Not worth it to fight picky home buyers - San Francisco Gate

Q We are selling a $620,000 home. As a part of the inspection addendum, the buyers are demanding that we put down a $500 security deposit with the title company, refundable if there is no damage to the home between now and move out. Our home is in ...

Selling home? $500 deposit required - Chicago Tribune

VALPARAISO | Feeling heat from the continued delays in this year's final property tax bill, county officials agreed Friday to keep offices open later next week to accept tax payments from home and business owners. Porter County Commissioner Bob ...

Porter County extends hours for tax payments - NWITimes.com

parts of the state, with significant price declines leading to sharp increases in the Central Valley and Southern California. Sales of existing detached homes hit bottom in the last quarter of 2007, and have since risen in year to year comparisons ...

C.A.R. Reports Increased Home Sales, Declining Home Values, and Credit ... - PR Inside

You would think people with mortgage problems have enough trouble. But rogues in real estate always find new ways to inflict more. Last year it was foreclosure rescue schemes that robbed desperate people of their homes. Now, it's loan-modification ...

Home Front: Beware of mortgage rescue solicitors - Sacramento Bee

LOS ANGELES--( BUSINESS WIRE )--Rising home sales, declining home prices, stricter loan underwriting standards, and the financial market meltdown contributed to a turbulent year in Californiaâ€™s housing market, according to the CALIFORNIA ...

C.A.R. Reports Increased Home Sales, Declining Home Values, and Credit ... - Businesswire.com

Stephen G. Dawe wishes he could send back an early holiday gift from his mortgage lender. After receiving word that his property is now considered to be in a flood zone, his lender sent a letter stating that Dawe has until the end of the year to pay ...

Open Question: My mortgage interest has been reduced from 5.87% to 4.88%, and it is a 30yr adjustable FHA loan, but my?

monthly payment has been increased from $1207.49 to $1496.42 I have talked to Wells Fargo and they have said because the property tax increase and home insurance I am short on Escrow balance that's why the payment went high even the interest rate got lower. Also, I have a cosigner on my loan does the property tax effected because they could see there are more annual income or this is normal? Is there any way to reduce the payment beside refinancing loan? Thanks more

Open Question: Need help with some Math problems...?

- 60% of what number is 87? - 131.6 is what percent of 14? - Jeans with an original price of $65 are on sale at 25% off. What is the sale price of the jeans? Round to nearest cent if necessary. - The price of a home is $330,000. The bank requires a 5% down payment. After the down payment, the balance is financed witha 30-year fixed rate mortgage at 8.5%. Determine the monthly mortgage payment (excluding escrowed taxes and insurance) to the nearest dollar. Thanks in advance =) (I need steps on how to figure out the problems) more

Open Question: Loan Officer Fraud.. What do I need to do?

At the end of July I applied for a home loan. The loan officer said I was pre-approved at 145k (have the papers) and I began looking for a house. I was told that I needed to put the 5% buy-down for a locked interest rate and loan type. I found a house for 139k and put in an offer that was accepted. During the whole time the house was in escrow, the loan officer kept having problems getting the loan docs to the title company. After almost 3 months of going back and forth, the sellers decided to cancel my offer. The loan officer told me that I would be receiving a check in the mail from Countrywide (who was supposedly the lending company that received my loan buy-down deposit). I did not receive the check. I ended up finding out that she does not work for that Mortgage company anymore, as well. Questions... How could I go about getting my money back? I do have the receipts on the company letterhead with the amount that I gave as well as it stating that if the loan did not go through or I did not find a house, the entire amount would be refunded. Is the mortgage company liable at all in any way, since that is where she was employed at the time and that is where I started the whole loan process? Should I go after the mortgage company and/or her if I decide to take them to small claims court? Any advice on what I could / should do? Thank you very much, more

Open Question: Confused on insurance escrow - new home buyer?

This is our first experience in buying a home so please excuse me for sounding stupid. We live in the country and bought a new manufactured home. We waived the mortgage company's insurance company and decided to use our long time insurance company instead. We had the money to pay the insurance in full. However, the mortgage company instead paid them direct because of the "escrow" account. The finance manager said the mortgage company would finance the insurance so they sent my insurance company the full amount and now we are paying the insurance in our house payment. What happens next year when the insurance comes due? We want to stick with our insurance company. We didn't pay anything down or pay any closing costs. It is so confusing, so thanks for your help. They didn't add our property taxes in the loan, just the insurance amount. They didn't even mention the taxes at closing, just the insurance. I guess I won't worry until next year. Thanks! I am talking about homeowners insurance. We wanted to pay our insurance direct to our agent but the mortgage company wanted to include it in our payment for escrow so they paid my insurance company and we are paying them back. more

Resolved Question: Is it a good idea to put your home insurance into an escrow?

Some people are telling me yes and some people say that it's a bad idea because your mortgage company can make your insurance payment late. What do you think? I'm a first time home buyer so I'm so lost. Thanks. more

Resolved Question: Re-finance Good Faith Questions?

My husband's secretary sent some loan docs home with him this evening.She is trying to get a re-fi on her home and is concerned that she is getting ripped -off.I looked at her docs,and I am surprised at some of the fees as well.Can someone advise me on whether these are typical fees or extreme. Total Loan Amount 124,135.00 Loan Origination Fee 1% 1,220.00 Mortgage Brokers Fee 3% 3,724.04 (that is the one that seems really high ,to me.) Processing Fee 895.00 Underwriting Fee 695.00 Title Insurance 755.00 Closing/Escrow Fee 600.00 The loan is in Florida if this helps.Maybe the fees are the norm these days,but it seems "packed" to me. more

Resolved Question: When a house enters escrow on an FHA 1st time Pre-qualified Home Buyers loan, can the seller cancel if...?

The FHA Appraiser requires a gas water heater to be re-installed 3 feet off the ground? We bid We won Send in deposit, down, & fees to title co. Paid for home inspection Received a closing date from Bank Have 5.6% rate locked in for 45 days Now the agents are playing cat & mouse Can we end up losing this house if the seller (bank owned) doesn't want to spend the money on these repair REQUIREMENTS? They knew we were first time FHA home buyers when we bid & submitted the bank loan approval letter... THEY ACCEPTED. Can they opt out & re-list house? The suspense is killing us. Who should we start calling? This agents don't seem to be doing their jobs & the mortgage agent seems far too busy to get the paperwork faxed out. Is there something we should know about buying a bank owned house that the agents aren't telling us? This is in California. Also paid appraisal fee directly to big name bank prior to paying for home inspection & the water heater issues were of a different nature on the report. WE don't want anything repaired. The property was purchased in "as -is: condition. It's the FHA people who won't release the $$$ until this repair is completed. They won't allow us (the buyers) to do the repairs... the agents seem clueless... as are we. FREE to WALK someone has answered??? Nothing is FREE $2000 Transaction fee $490 FHA appraisal fee $400 Home inspection fee $2,890.00 non-refundable AGENTS waiting for one another to FAX contracts & blah blah blah. We also paid additional $2500 deposit. We can get that back! The agents are driving us insane. NO paperwork...it's all on the internet! Only the bank has paperwork & they are holding it until reapirs are done by seller (another bank). Ahhhhhhhhhhhhh! Hell yeah...we're CONFUSED! The agents have done that by passing the buck to one another & NEVER giving solid answers to the buyers from the gate! Confused. Very confused. RICO? more

Resolved Question: Can a mortgage company apply my monthly payment to my Escrow account without authorization?

I live and own a home in California. My mortgage escrow account was getting low so my mortgage company decided to apply what was to be my monthly payment to my escrow account. Now they're saying that I'm past due on my mortgage. Can they legally do this? Thanks in advance. more

Resolved Question: Can we drop out of this home sale deal without penalty?

We are presently in contract to sell our house. The Buyers have put their 10% down in escrow. Contracts were signed on Oct. 17th. All documentation is in. Contract reads closing to be on or about November 15th. We realize the buyers have till Dec. 15th to close or lose their down payment. The problem is we believe they cannot get their mortgage now. Their bank apparently will not approve the amount they were originally told and we just now found this out. It's already 30 days since contracts were signed. The contract states that if either party wishes to pull out after thirty days the funds will go back to the buyer. It says nothing about whether they will penalize the seller. We are afraid that after another month has gone by they still won't be able to get their mortgage and we will have wasted 2 months of our time and possibly we may have gotten other offers which might even be better. Aside from that if we initiated the cancellation of the deal wil we be penalized? more

Voting Question: I need help with my mortgage. I owe back taxes and my lender is going to escrow my payments. ?

I went through a loan modification and got a lower interest rate. I signed the new papers and made my first payment. A week later my lender escrow my taxes and now my payment is 700 more than the modification papers I signed. Any help?? I do not want to lose my home. I am a single parent working 2 jobs. more

Resolved Question: What does NSF=Seller is property disclosureexempt. "Addendums required and areattached on MLS" mean?

I'm looking at houses to buy. I'm a noob. What does this mean? "NSF=Seller is property disclosureexempt. Addendums required and areattached on MLS. Please allow 48 hrs.minimum for acceptance. Pre-approvalor proof of funds required with alloffers. Cash sales require 10%earnest deposit. Sellerâ€™s choice of titleand escrow. Express Path is specialfinancing through PHH Mortgage. Seeflyers in home and in the addendumson MLS. Certified funs required on allearnest deposits." English, PLEASE! Edit: Why shouldn't I bother with it? I have enough to pay for 30% of it. Financing isn't an issue. Does it somehow mean that the house is bad? more

Voting Question: I purchased my first home in late 2004. Although modest, it has gone up in value about 35-40 percent.?

I no longer work in the same position and money is scarce. I am current with my payments, but wondered what, if any, moves I could make to better my finances. I struggle every month to pay my note and very high escrow taxes for schools and property and even mortgage insurance for the mortgage company, at my expense. A few that I've asked said to do nothing, but what could I do to insure a better future? more

Voting Question: Is there a simple way to find a monthly mortgage payment without taxes and escrow?

How do you solve: "the price of the home is $133,000 w/20% down, 3 points at a rate of 8.5% for a 30 year fixed mortgage. For this particular example, I don't need Taxes and escrow is not required. Do I need a specific calculator? I have a TI-30xA scientific calculator thank you more

Resolved Question: Supplemental Tax Bill?

I bought a Single Family home and my settlement date was Aug 28th. I moved in to the new home and now I received Real Estate Supplemental Tax Bill. I do not understand what is this. Is this what I pay as an escrow tax to my mortgage? Do I need to pay this or my lender will pay this. more

Resolved Question: Mortgage Broker screwed me... HELP!?

I am in a short sale nightmare!! I am supposed to buy a short sale home and close on it tomorrow. I signed all the contracts two weeks ago, gave them my 10% deposit in an escrow fund with an attorney and did all the paperwork for my loan on time on my end. The mortgage broker tells us that the loan was approved last week, yet YESTERDAY he said there was a problem and now we need to come up with an additional 10% down or have someone co-sign in order for us to get the loan and close TOMORROW. HE TELLS ME THIS YESTERDAY! What happened with the loan is something with the debt to loan ratio and that the taxes are going to be much higher on the house than the mortgage broker estimated EVEN THOUGH i brought this up to him SEVERAL times weeks ago, I even called the property appraisal office and the mortgage broker assured me the taxes would be much less when he finds out now that they are not!! Anyway, there might be another potential buyer on this home. What are my hopes in getting out of this mess and getting my $30,000 back if another buyer can take this and the bank can extend the closing date for a few weeks???? I'd dying here, I don't want this house anymore!! Yes the contract had a final contingency which said we were supposed to get our loan approval done by LAST WEEK. The mortgage broker knew this and didn't say anything!!! Will the bank that has this short sale spare us and give us our $30,000 since we never got a loan??? more

Resolved Question: Real Estate and Escrow Specialist needed: PLEASE HELP....?

I purchased my home 6 years ago, brand new townhome in Will County Illinois. I have been loyally making payments on a fixed mortgage the entire time. My Yearly taxes on the home went up 23% this past summer. I had the county assessors out to my home and it was discovered that they were taxing me on the wrong Model and has estimated my square footage at 375 sq. ft more than what my actual home is. The Bank gets the tax info from the country. Since I have been over-paying based on the original assessors mistake for the previous 5+ years...am I entitled to any of the money I have been overpaying? The bank and the county are trying to re-work my payments so they are more in-line with the correct sq. footage and correct model....but what happens to all the money i have been over-paying? Should i get reimbursed by the county or by the bank? Who or how do I go about getting the money back? Where does the money come from: the bank or from the county? Both are currently saying I'm not entitled to any of it. However, when the assessors were over in July to re-assess the unit, I was told that when they first came by to assess (5+ years ago) perhaps noone had moved in yet or noone was home and they often do an outside visual assessment: basically if your home looks like your neghbors and they have the data (sq. footage/model) on that home they assume you have the same thing and that is what gets sent in. What do I do and where do I go from here? A real estate friend has said I would be able to get up to 2 years reimbursement, no more. Funny how if YOU owe taxes the county will go after every cent, but if THEY owe you, you "may" only be entitled to some of what they owe. more

Resolved Question: Should we take a HUD loan to rescue our foreclosure?

My husband bought our home before we were married back in 2005 when everyone was telling us to â€˜hurry up and buy!â€ Over the years our payments went up, the first time was because when we refinanced with Countrywide they made a â€˜mistakeâ€™ on our escrow payment and the other two were interest rate increases. Our payments got too high so we entered a forbearance program. The program was for a limited time and after it ended we continued to struggle. Counrtywide had NO options for us so we just paid what we could, usually about half of our mortgage. Most people would have stopped paying and saved their money but we were trying to show effort (dumb). We started getting foreclosure notices and prepared for the inevitable. We talked to a number of professionals and it seemed we had no options. After receiving a slew of foreclosure notices we lined up a rental, made or security deposits and signed a lease. This week, we packed up our entire home, we even let our friend come dig up the plants and trees we had put in over the years. Yesterday, Countrywide calls us, due to the bail out they can offer us help nowâ€¦..ARGH! I should be excited but what am I supposed to do now? They want to see if we qualify for a HUD loan. Is a HUD loan worth it? What if after 5 years we go to sell and there is a small to no profit? What if after giving them the 50% we are not left with enough to buy again? Would it be better to rent for substantially less and save during those five years? I feel like we have continued to do the right thing but kept getting screwed. Now I am scared to follow up on this option and I feel helpless. We put a lot of money into this fixer upper and it breaks my heart to let it go but is it worth it to keep holding on? At this point what am I holding onto? The house is worth less now all fixed up then what we paid for it in an unlivable state. What would you do? more

Voting Question: Property tax question. We are first time home buyers.. PLEASE HELP 10 PNTS?

Ok here's whats going on, My husband and I bought a house in Illinois last year (oct) we are both young (early 20's) therefore we don't really have any friends to go to because none of them own houses. Ok we bought the house it was a new construction home (built in 07) so taxes were not accessed yet on the home. Well fast forward to tax paying time.. The taxes I guess were accessed because a couple months ago we got a letter with a payment plan to pay the property tax. Ok, so I go to our mortgage guy at my bank and the jackass acts like he's to busy to talk to me and says he will have to call my cell later to answer my question (which was going to be.. are we supposed to pay the taxes or do we give you the tax paper and you pay it out of our escrow account) ok well, *** never calls and we payed the first 2 installment payments by our personal checks because we don't what what were supposed to do. Well this morning we get an escrow check in the mail.. and we don't even know what it is or why we got it but it says escrow check?? SO Question is.. Are we supposed to still pay the property tax or does the escrow check we got mean that our mortgage guy already payed it.. what do we do..? SO CONFUSED!! more

Resolved Question: Property Tax question, We are first time home buyers and REALLY Confused. PLEASE HELP 10 pnts best?

Ok here's whats going on, My husband and I bought a house in Illinois last year (oct) we are both young (early 20's) therefore we don't really have any friends to go to because none of them own houses. Ok we bought the house it was a new construction home (built in 07) so taxes were not accessed yet on the home. Well fast forward to tax paying time.. The taxes I guess were accessed because a couple months ago we got a letter with a payment plan to pay the property tax. Ok, so I go to our mortgage guy at my bank and the jackass acts like he's to busy to talk to me and says he will have to call my cell later to answer my question (which was going to be.. are we supposed to pay the taxes or do we give you the tax paper and you pay it out of our escrow account) ok well, Ass never calls and we payed the first 2 installment payments by our personal checks because we don't what what were supposed to do. Well this morning we get an escrow check in the mail.. and we don't even know what it is or why we got it but it says escrow check?? SO Question is.. Are we supposed to still pay the property tax or does the escrow check we got mean that our mortgage guy already payed it.. what do we do..? SO CONFUSED!! Yes we do have an escrow account. more

Resolved Question: Home was flooded by Hurr. Ike. I have a home equity loan /force-placement Ins. How can I get a policy to read?

My home was flooded by Hurricane Ike in Texas. I have a home equity loan with a credit union. My homeowners, flood and wind insurance lapsed. The credit union took out force placement of insurance. I did not have any policy information or description of what type of coverage and for what $ amount the home was insured prior to Hurricane Ike. Intially, following Hurricane Ike I contacted the credit union to seek information on what I should do following a storm. I was told that I did not have any insurance, the credit union was the insured and I hung up without any answers or guidance. After the city began allowing homeowners to return to their homes. I arrived to a home that had been flooded with about 3 1/2ft. of water. I called the credit union and spoke with a supervisor in the mortgage dept. I explained the damage to the home, again, I was told the same statement, you are not insured, the credit union is. I asked her to put that in writing so that I could contact other agencies for help. This supervisor said she would send the letter to my email. I have never received such a letter. I hung up the phone, understanding that my property had no Ins. coverage. Demolition and clean up began on my property that day. Later in the month I called the mortgage dept to ask how I could be released from force placement insurance. During the conversation with a secretary I was then informed that I could file a claim on my property from Hurricane Ike. I then found out their was a flood and wind policy. I was given the number to call to place a claim with this Insurance Co. I asked for a description of coverage and a policy. I was able to get the $ amount on the coverage. But to this date, I still can not get the credit union or Ins. company to forward a policy to me. I don't know if I have actual cash value or replacement cost value. My question is since I am paying on the policy should I be able to have a policy to read. I have not been late on my mortgage payments and my forceplacement ins. is escrowed. To complicate matters I was told that I have one of two options on my property. The credit union may allow me to make repairs or based on the amount of damage the insurance adjuster determines on his report. The credit union may make the decision to apply the amount of the check from the insurance company to the loan balance. This would leave me a home that is damaged and a monthly mortgage payment. What do you think? more

Resolved Question: Who really caused the sub-prime crises Democrats?

The Subprime Debacle by Dr. Kuni Michael Beasley 30 Years in Gestation The Democrats are doing a lot to try to pin the subprime debacle on the Republicans and the Bush administration. However, there is a long tail to this problem that just happened to pop at this time. Now, for the rest of the story. Definitions first. Fannie Mae is the Federal National Mortgage Association (FNMA), founded in 1938 as a publically traded government sponsored enterprise (GSE) that is stockholder owned that makes loans and issue loan guarantees. Its cousin is Freddie Mac, the Federal Home Loan Mortgage Corporation (FHLMC), founded in 1970 as another GSE created to expand the secondary market for mortgages. Freddie Mac buys individual mortgages on the secondary market, pooled them into packages, and sold them to investors on the open market. The secondary market packaged mortgages as collateral and issues securities called collateralized mortgage obligations (CMO) and collateralized debt obligations (CDO), to reduce the risk of individual loans. CMOs are a separate entity that is the actual legal owner of the mortgages it has in a "pool." CMOs sell bonds to investors based on the value of the mortgages. Investors receive payments based on the increased value of the loans in the pool. The collateral for the bonds are the actual mortgages. CDOs are a separate entity like CMOs, but are more focused on fixed income assets such as, but not limited to mortgages (and can include commercial mortgages and corporate loans). The focus is cash flow and slices (tranches) of these cash flows are sold to investors. The subprime mortgage crisis surfaced first in 2007, but it had been incubating for years, indeed, decades. Though roots can be traced back to the New Deal legislation in the 1930's, the current crisis actually draws its source from the Community Reinvestment Act (CRA) [1977] during the Carter administration that forced banks to lend money to less credit worthy clients. Lending institutions were evaluated to determine if it met the "credit needs of the community" and this was factored into regulatory decisions of the federal government such as applications for facilities, mergers, and acquisitions. Interest in the CRA resurfaced in the Clinton administration when regulations in the CRA (which could be manipulated without any participation of congress) essentially forced institutions to offer loans to higher risk individuals and businesses. The term "Ninja" loans emerged describing high risk loans made to people with No Income, No Job, and no Assets, but completed a particular bank's portfolio sufficient to keep federal regulators off their backs. As access to easy money for high risk borrowers increased, certain institutions began to take advantage of these new opportunities to score fed points and make easy money. Name dropping here: Countrywide began to process, package, and offer investment instruments (CMOs) based on these loans. Revisions to the CRA by the Clinton administration allowed mortgage companies to offer loans without the relative reserve of deposits normally required of banks and other financial institutions. In addition, this allowed for securitization of sub prime mortgages based on the pooling and packaging of cash-flow producing assets into securities that could be sold to investors - with the asset value not tagged to actual value of the property, but to the value of the cash flow produced by the asset held (sounds weird). The first public securitization of CRA loans was started in 1997 by (familiar name) Bear Stearns! Now, let's understand sub-prime loans for a moment. A sub-prime loan is a mortgage offered at a deep discount on interest the first year or two so the borrower could qualify for a larger loan and more expensive house, betting that their economic profile would get better and they could afford large payments later. Adjustable Rate Mortgages (ARMs) are a form of this where the entry rate is low and rises based on certain criteria such as the rates for government securities. Simply put, lenders (not necessarily banks, but more often mortgage companies) offered low cost, low entry rate mortgages to people who would not normally qualify for that amount of debt. These loans were "warehoused" by financial institutions, where a financial institution like Merrill Lynch would set up a separate, but wholly owned mortgage company (First Franklin) to attract loans. Merrill Lynch would retain control of the loans as a "trustee" or "servicer," and derive benefits from fees for "managing" the loans and increase assets by keeping escrow deposits. In turn, these loans would be sold to Fannie Mae or Freddie Mac (who were assumed to guarantee the loans), who, in turn, repackaged them for the secondary market. In 2003 the Bush administration tried to head-off what they saw as a potential crisis by moving the supervision of Fannie Mae and Freddie Mac under a new agency more

Resolved Question: First time home buyer, questions on Mortgage, Down Payment, Offer price?

This year myself and my partner started new careers, and make a combined $95,000+ a year, going up to $150,000 about 5-7 years. We are currently renting, and have used the extra income to pay off debt (student loans, and minimal credit card debt). We have set a price range of $180-225,000 even though we could afford up to $350,000. We based our price range off our current take home income, not gross income, or future income. We currently do not have the 20%, and it would take about 3-4 months to come up with the 3%. We chose to pay down debt verse setting the money aside for a down payment. My credit score is well above 760, and my partners is around 700. In todays economy I know there are not many 100% loans, but there are some 80/20's (same thing but packaged differently). What is the chance of us qualifying for one of those loans? Any lenders you recommend for 80/20 fixed? We found a home in a community that is still being built, but the buyer lost it in escrow. The original buyer ordered the home in Nov of 06, and lost it by the time the home was finished March 07. The home is 2,500 sq ft, 4 bed, 3 bath, on an average sized lot but with good spacing between homes. The original price of the base home was $254,900, and the home has $80,000 in upgrades, for a total of $334,900. That current base model is $234,900, plus the $80,000 in upgrades is $314,900. The builder wants $254,900, and no one has ever lived in the home during the 2 years. The price was dropped about 6 months ago, but it still seems a little high in the current market. The agent in the office said they would take another $15,000 off, so $239,900. I have talked to a few people that recently purchased homes, and they have said to offer around $225,000. Does that seem reasonable? The builder is not building a home for anyone right now, just 3 homes to have available for anyone that might want to buy. I looked into the FHA, but the income cut off is around $72-77,000. I was looking at buying early 09, and using 08 income taxes where it shows our income isn't as high. I was told they use the last 3-4 months pay stubs, which would be $8-9,000 a month. We make to much for the FHA program, unless you know of loopholes? btw There is a program for teachers, around $5-7,000 towards closing or down payment, but the cut off is $55-65,000. I need to find out if that is purely the teachers income or the combined income. more

Resolved Question: Homeowners insurance, how do I answer their questions, do I need a home inspector?

I am in Escrow for a property and in order to get the mortgage I require home owners insurance. When I try to get home owners insurance they ask me questions like how far the house is from the nearest fire hydrant, when was the roof last replaced, what electrical material is used throughout the home. I have no idea where to get the answers to these questions. I have asked my real estate agent, escrow agent and mortgage provider and no one knows. Is this information something that someone in this loop should be providing me? Or do I need to schedule a home inspection by myself? These were questions asked when trying to get a quote from Liberty Mutual and Geico. Can anyone recommend an insurer who doesn't require these answers? The property is in California. I think this could affect the information they require. more

Resolved Question: I live in Massachusetts and want to know why my property taxes are going up in home value from 179K to 190K ?

when I was just told by my bank that my property value was appraised and has dropped from 180K down to 159K? now my taxes are going up raising my mortgage escrow and monthly payment, so how can local government be coming up with an INCREASE in home value when everything is falling like a rock? more

Resolved Question: Should I refinance my home for a lower fixed rate?

I owe 82,383 on my mortgage at 7.25% fixed rate for 30 yrs. My mortgage broker is offering to refinance at 6.25% fixed - conventional loan. Closing costs add up to 5,620.00 which are rolled into the new mortgage of 88,000. It has been stated that I could save about 25,000 over the life of the loan (30 yrs). Currently, My payment is about 866.00, which includes an escrow account for taxes and insurance. I pay 34 dollars extra on the principal and insterest on my monthly payment. any comments? Thanks. more

Resolved Question: Good time to be a Loan Officer in Texas?

I'm looking to start a new career. I've had some experience working as a escrow assistant for a Title company and have always been interested in the business. I came across a company that will train me to be a loan officer and I would be allowed to work from home. I do know it's a commission based job. I worked for nearly a year selling AT&T door to door strictly commission and am not afraid of commission jobs. My question is, with the economy the way it is right now is this a good time to start a commission based job as a loan officer for a mortgage company?? I don't want to waste my time. You know what I mean? more

Resolved Question: I know we're going into foreclosure-It just hasn't happened yet.?

Here's the situation. My boyfriend and I bought a house in Nov of 2006 for 87k on a 10.7 adjustable rate. Well, the two year mark is coming up and it'll adjust 2% in December. Our taxes just adjusted 3,000! So our mortgage which was in escrow now went a lot higher because of the tax adjustment. Which is going to make it extremely impossible to pay once it adjusts in December anyways. So....the house is ONLY in my boyfriends name as we wanted to keep it separate in case something like this ever happened. Our lender is Saxon Mortgage, how long will it take for the whole foreclosure process to carry on and settle? We are planning to stay here as long as possible to save money so we can rent an apartment...I've heard of foreclosures taking up to 9 months to kick people out of their homes. Anyone have any clue to what I'm going through, or has gone through this already. I'm really lost. For the past 6 months we've been calling the mortgage company trying to work with them on figuring this out-my boyfriend doesn't have a job right now-his work went out of business and the weather has been horribly bad for the outdoor concrete he does with all the rain. The mortgage people just keep saying that they won't work with us because he isn't working-they don't care. Then they said when he gets a job they'll do a payment plan that we'll pay the regular paymets and then 25% of the late payments, so that way it'll take 4 months to catch up on every month we haven't paid. It's pretty much going to be impossible at this point. The mortgage company won't give even an inch. I'm voting that we stay in the house till they kick us out and save as much money as we can in the mean time and then get an apartment or something. But, he's freaking out thinking they're gonna kick us out withing a month of this whole thing. Advice? more

Resolved Question: Looking for advice on FSBO with owner fincancing. Questions about 1st Mortgage.?

I currently own a home and still owe $43k on my mortgage. I have been trying to sell my home by owner for about a month and I am noticing that most potential buyers can not secure a lone. The selling price is $69,900. Here is my plan, please correct me where I am wrong. I am planning on asking for $3,500 down (5%) and $550/mo for a 30yr note. The $550 will include their mortgage payment and the escrow. My plan is to leave everything 'officially' in my name, the first mortgage and title will stay completely in my name until everything is paid off. Thus I will essentially be taking their payment and applying it to pay off the mortgage that I carry with the bank. What are the risk's? If everything stays in my name is forclosure difficult? Any other advice? more

Resolved Question: Is the state of our economy due to the fact that people in power were able to manipulate deregulation?

I believe state of our economy is due to the fact that people in power in business and government were able to manipulate deregulation and leverage the stock market to their advantage. Once upon a time, all mortgages were 20% down, at a fixed interest rate. The people that bought houses could afford houses. People saved money for their down payments. They rarely walked-away from their 20% savings investment in their home. Then, deregulation came along. "Greed Is Good" was the mantra of the day. In order to stimulate the economic marketplace in the late 70's due to a recession, congress passed legislation to deregulate the commercial banking / Savings and Loan industries. Thus, the collapse a few years later in the early1980's of numerous S & L's, due to bad decision making on the part of greedy CEO's who had pushed the deregulation and choose to make bad investments to earn outrageous interest rates. These high-rate, high-risk loans to under-capitalized, high-risk people were made with the banks and S & L's depositors funds - people lost their retirement money, pension plans were wiped-out. But, prior to the Black Monday crash of October 1981 the corporate CEO's rewarded themselves outrageous compensation packages and golden parachutes... do you recall The Keating Scandal? Regulation's were tightened back up... but then in early 2001, the economy went south again... partly due to 9-11. So, to stimulate the marketplace, more deregulation... this time of the mortgage and energy industries. Energy deregulation came very quickly, with V.P. "Tricky Dick" Cheney having the first-ever closed-door, zero-oversight private meetings at the White House of Energy Company Executives to create policy to regulate... the Energy Industry? (think fox guarding hen house...). Too soon after came the spectacular energy industry failures... (remember Enron? Kenneth Lay was a personal FOB, "Friend of Bush" ) and the massive compensation packages awarded to the CEO's by themselves. Then, as in the early 1980's, regulation had to be re-instituted. The mortgage industry took off... everyone was happy... lots of money was made by most everyone... lenders, home owners, home builders, investors, wall street... but, no one in government had the foresight to look toward the inevitable over-correction, the "bursting-of-the-bubble" in the market... we were distracted by the wars in Iraq and Afghanistan... if you're not with us, then you're against us! A primer: Mortgage loans are "bundled" in sets (blocks) of billions of dollars of investments... which had always been traditionally considered as "safe" (remember the down payments that used to be made...?). Lenders then sell these blocks of bundled mortgage loans to large investors, primarily Fannie May and Freddie Mac, quasi "US government-backed agencies" (think the US Post Office, another quasi government agency, overseen by uncle Fed, but run as it's own "company"). This selling-off of the bundled loan packages freed-up the mortgage lenders to create new loans, because they had been "re-paid" when sold to Fannie May & Freddie Mac. When the loans being made were sound, the marketplace worked well... When deregulation or the mortgage industry in early 2002 happened, just about anyone that could fog a mirror and breathe at the same time could suddenly get a mortgage. Previous rules and reg's on lending went out the window. The more loans they made, the more fee's they could collect. Lenders made lots of money, meaning their companies made lots of profit. Wall Street invested heavily in these mortgage securities, which now were weighted-down with the shady, undocumented "B" and "C" grade-paper sub-prime loans. More loans, more fees... more loans, more money to loan out, which were based on these mortgage bundles now loaded with poor-performing loans. This fed the gluttony in America for more and more credit: credit cards, equity loans - borrow, borrow borrow!! The wall street CEO's rewarded themselves handsomely... their companies were making outrageous profits... before they eventually collapsed. I BLAME UNCLE FED FOR THIS MESS - AND I PARTICULARLY BLAME THE REPUBLICANS, who have such a need to deregulate industries to the extent that corporate greed takes-over and fiscal common-sense falls by the wayside. Just because they could deregulate doesn't mean they should have deregulated... when guidelines / rules / regulations go away, greed ALWAYS takes over... EVERY, SINGLE TIME!!!!!!!!!!!!!!! I've worked in Real Estate, Mortgage Banking and as an Escrow Closer for the past 20+ years... saw this disaster coming for the last 5 years... YOUR THOUGHTS?? P.S. - I didn't make the loans, I was an administrative staff-support person... I was personally sickened by the loans being made to the people I knew couldn't repay them... but I couldn't do a damn thing about it, except by getting-out of the industry (that was 4 years ago...). more

Resolved Question: How can Beneficial/HSBC say we are behind on our mortgage ?

We have had our mortgage on our home for a little better than a year. All of a sudden, we are notified that we are behind and are accumulating late charges. We have always paid our mortgage early each month and do not understand. We have asked them for an explanation and have not received one. The matter only got worst. They told us that our escrow account was $461.66 short and we would either have to pay the money or our late payment record would get worse and we would be in more trouble. Finally someone realized that the company has made an error, although we still do not know what the error is. This has been going on since July of 2008 and continues each month. We have been told time after time that the issue would be fixed between 2 days to 7 days to now avail. We told them we were going to contact an attorney for help and they just about begged us not to do that. We need some help with this issue and do not know where to turn. Please give is the name of a good attorney or federal regulating agency that can assist us with this issue. This has affected our marriage and just added to the problems in our life. We need help soon as we have received a foreclosure notice from Beneficial HSBC on our property. Thank You, Hank and Carol Neigel 254-405-3482 more

Resolved Question: Could you please give me some advice on a refinance of my mortgage? Details...?

I bought my home 14 months ago, it was a foreclosure, and we got a heck of a deal. It appraises at about $160,000 or $165,000 right now, and we paid $142,000 for it. Since it has only been 14 months, the principal is still at about $140,300. BUT...we are paying like $133 a month for PMI (Property Mortgage Insurance) since we don't have enough equity in the home at this point. We are also paying an interest rate of 6.75%. I really don't know how that compares to other people...but I didn't think it was all that great. So.....I was just calling around to a few different mortgage companies, and not hearing anything real intriguing until last Friday. I talked to a guy who said he could lower my mortgage payment by $60 a month, lower the interest rate to 6.35%, pay off $3000 worth of my student loans (which equates to about a $75 monthly savings), and we would get to skip 2 mortgage payments. Skipping those 2 mortgage payments would then allow me to pay off a laptop lease I have, which would save approximatley $90 per month. I would then have about $1500-2000 cash left (from skipping the 2nd month of mortage payment, and getting the remaining balance of my current escrow account), and I could save that, or pay another small student loan off. So...in the end, we could likely knock out close to $300 of monthly expenses, and have 3-4 less bills to send off every month. I really like that idea. He told me all of this, and I was pretty excited......UNTIL I saw that our new loan amount would be $152,000.... It's still under what the home appraises for, but I just kinda hate seeing it jump to over $150,000... I'm not sure how long we will be in this home, but I would guess at the VERY minimum, 5 more years, but who knows, we could be there for another 25. We haven't really put much thought into it. Can anyone lend some advice on this? I would appreciate hearing another opinion. ps- It would be refinancing a 30 year fixed, to another 30 year fixed. And I am 25 years old. Just throwing that out there. more

Resolved Question: Should I consolidate and refinance?

I will be more specific with my current situation in order for you to get a clearer picture of finances. My current home loan began in May 2007 at 6.375% for 360mths (585.00/mth) Insurance and taxes are not escrowed. I have a 2nd mortgage which began May 2008 at 8.1048% for 59mths (400.00/mth). I also have a bankruptcy (chapt. 13) which began July 2007 at 8.00% for 60mths which is deducted from my paycheck (270.00/biweekly). Lending Tree is encouraging me to consolidate & refinance at 6.00% for 30 yrs. with closing cost of about 6,000.00. It would free up a lot of money, but I would be forced to pay mortgage insurance since it would total more than 80% of my appraisal. The loan would be for about 153,000.00. My current total mthly payment is 1,565.00. Refinancing would decrease my payment to 950.00/mth. At least that is what I am being told. The loan company is saying this would free up my money and start to repair my credit. It is hard for me to grasp why I should stretch my 2nd mortgage and bankruptcy into 30 years instead of the 4 years I lack paying them off. I am currently with Washington Mutual and have been very satisfied. What should I do? I am having a hard time stretching money from month to month. more

Resolved Question: I would like to ask a question about my mortgage.?

We refinanced our home in January 2008 at 101,000. Our taxes and insurance are escrowed out. We pay 112 a month in insurance and our taxes rounded off are 800 a year. We were paying 880 a month now they say they have to raise our payment to 1042 a month due to a shortage on the escrow. We are FHA loan and they do charge us 42 a month for insurance. I have did all the math and can not see where they are getting shorted. Our house payment is 665 a month at 7% a month the rest go to the escrow and the insurance. If I had a known the payment would have been higher I would not have took out the loan. Are they able to do this? Is this right? What should I do? more

Resolved Question: HUD earnest money question?

Hi, we recently received our sales contract back, and are ready to go. We had to put $1,000 in earnest money in the escrow of our real estate agent. During the walk through, she told us that she cuts a check back to us at closing, so we were planning on using this money for some repairs and furniture. This is a HUD home, and HUD is paying for $2500 in closing costs. Well, I got an email from her today, and she said that the title company will credit us back the earnest money at closing. What does that mean "credit back". Will it go towards the mortgage, or will they give us a check? I heard that it would normally go towards closing costs. Uuuugh, this HUD stuff is getting harder and harder every day to deal with.... more

Resolved Question: why did my pymt mortgage go up?

my pymt is 2,454.00 for mortgage, & i got a bill from the escrow for 3,000, the escrow is due to i'm not getting proper crdt for my mortgage %, because they think i dont live there but i do, they think that is my mortgate & making income off it, well i send them the escrow for 3,000 & i'm suppose to get some letter of certificate of error due to taxes, my question is am i going to get that money back from the escrow & pymt are know 2,500 will my pymt go down if i mail the cert of error to my bank? please help me as this is the 1st home purchase but i'm not happy with all this mess. more

Resolved Question: I'm having problems getting a response from the tax dept of my mortgage company regarding their escrow error?

They made a mistake and I'm paying for it! I've paid my escrow on time every year, but they made a mistake by incorrectly listing my home/lot in 2003 and my condo was sold for "not paying my property taxes". They admitted to the mistake, but still went ahead and are forcing me to pay $6000.00 escrow shortage and haven't returned one of my calls over 3 months to discuss this issue, what should I do? Thanks! more

Resolved Question: Should I make mortgage payment when my home is in escrow?

Besides a yes or no answer can you back up your answer? Thanks. more

Resolved Question: Want to build my own home ... mortgage help?

I really don't know where to start. We have great credit history. We will have the 20% deposit. I dont know what company or if we should use an escrow account or anything... please help!! more

Resolved Question: can a seller keep adding addendum to the paperwork after filing?

we a re buying a mobile home from a single mom. we have had the contract in place for a month. we take possession on the 25th. i have assigned times for deliveries and installations to occur on the 25th. now 36 hours till closing she wants to add on that she will not pay for a pest inspection ( which was delayed due to her financial hardships) or the escrow costs due to her finical hardships. they had a bad communication with thier side of the paperwork and they had to redo it. so all the papers and monies are filed. but the mortgage company hasn't cut her check yet cause didn't get her paperwork in until last thursday. she wants to change paper work to state she does nothing for us cause she was displaced early. i dont feel this is my problem. she should have had a plan to where she was going to live when she put her house on the market. they refuse to give us the keys unless we sign it. but i thought the deal was done. she is just waiting on the check from the out of state mortgage company. more

Resolved Question: What to do legally? (issue concerning real estate)

Our mortgage escrow has been taking tax money out of our account on two land parcels for 5 years that we do not own and have never owned, in fact they don't even exist on the city tax website. We have had our monthly mortgage amount raised every year due to this and as you can imagine we have struggled, had a car repossessed, bills piled up, been in and out of foreclosure numerous times, we have had to pay many mortgage penalties, ect. We need to know if we would have a good case to sue the mortgage company and/or tax office, for this has had us struggling for 5 years and we have lost almost everything because of it. If we have a good case, does anybody know what type of lawyer we need? Or any recommendations for any good ones near Houston, TX? I have called the mortgage co. every year it goes up and asked and they say it was because of taxes rising in the area, We even get copies of what the taxes are, and those 2 parcels have NEVER came to us, otherwise I would have put a stop to it, for we have seen our house note going up to something we can't afford to pay.The mortgage company is blaming the city for sending them the bills, yet the city has been taking this money every year for parcels that do not exist and has never sent us the copies, so why would they send it to our mortgage company? It has already been proven that they are not our parcels and I requested the Escrow statements since we have owned the home and they show paid on every year following the year after we bought the home, so a total of 5 years this has been going on behind our backs.. They started sending us the breakdowns of the escrow just this year, thats when I saw the 2 extra parcels on there. The mortgage company is "working" on this matter now, but they were supposed to be done by July 24th, and I don't get any straight answers from them ever, this is our first home and we were not even sure how escrow worked, so I am unsure on what to do, do I get a lawyer for compensation on all that we have lost trying to keep up with the house note, or just go with what the mortgage company "says" we are due? And wouldn't the city be just as responsible as the mortgage company, seeing how the parcels don't even exist, yet they have been billing for them and taking the money!... HELP PLEASE! Thanks in advance! As for letting it go on so long, as I said, I have called every year and the mortgage co gave me the tax numbers and it matched my copies, but now I see it was because I had to give them each parcel number so they could pull it up..so I guess thats why they didn't give me the numbers on the ones we didn't know of, they were not sending us escrow breakdowns, nor did we know what that even was at the time . But even when I called the city a few times they could only give me my information on what we DO own, considering, the other 2 parcels are not even existing and not in our name, so the city and county have denied any overpayment b/c they couldn't look it up (we had to prove we were paying them through the mortgage docs). Also people who live around us were complaining too about their taxes going up every year so I thought it was like everybody else... but as I said, this is our first home, first escrow, first time dealing with taxes.. so I guess we are learning the hard way. more

Resolved Question: Will a short sale with 5 late payments make it difficult to purchase another home when I followed a court orde

Ok, so I was divorced in 2006. Our house was orignally in my name (title and mortgage) only. My ex husband and I agreed (Court order) that he would take over the house and get his own financing and I would get 10K from the refinance on his new loan. I did my part and signed over the house and recieved a letter from the lending co. saying I would get 10K upon close of escrow. I asked for proof of mortgage papers such as escrow instructions, but the lending co. told me that was against the law since I am not apart of my ex's loan. Well the house never closed for his refinance. So later on I find out that I am no longer on title but I am on the mortgage. My ex husband is now on title. I contacted the lending co. and they would not help me.I lived in the house for 2 years on my own with no late payments. A hardship came my way and my ex husband and I went back to court (court order) and decided that he would pay me payments of the 10K and he would live in the house and assume the mortgage. So he moves in and pays the payment for 9 months. The house is now 5 months late on the payment, but it has been up for sale and both my first and second mortgage settled for the short sale price. I realize that I will have to do a 1099C on my taxes. My question is how long do I have to wait until I purchase another house and how long will the above disaster stay on my credit? Second question: How does the 1099 C work? Thank you, Noel -LomaLinda, CA more

Resolved Question: Mortgage Relief Bill, can someone selling their home benefit from this?

I am hoping to buy a home that is a "short sale". Everything so far is okay, now that this mortgage relief bill has been approved, can the homeowners pull out from selling me their home? Is the relief bill going to benefit them? I'm worried that they can use this relief bill and pull their house out from escrow? Is this possible ?? more

Resolved Question: Is it possible to get a new mortgage if we already have one? And can we get out of a new home contract?

We put money down on a new home and don't know if we can get out of it without losing the money we put down in escrow. Also someone told us we will have to pay for the upgrades we added to the house. Is there any way to get out of the contract without losing money. And if not, is it possible to get a new mortgage when we already have one? We are trying to sell our home but the market is really slow. Any help is greatly appreciated. more

Voting Question: Mortgage broker question.?

Can I get qualified for a $0 down loan, possibily with a government program with first time buyer downpayment assistance if my credit score is 655 in our current crisis? For my history I have paid on my new car (on time) for only 5 months, and I have never really have any other bills to build my history (mom or boyfriend always paid). BTW I have paid off half my car already. After I pay for daycare and my car note I have $2,800 a month and I'm looking to buy a $60k home because I hear would be roughly $600 a month with escrow. more

Resolved Question: Should I sue my title company?

I purchased a home in oct 2006. The title company set up the escrow account with no where near enough taxes set aside. Less than 1/4 of the actual taxes. My understanding is that they are supposed to base the taxes estimate on comparable houses, since this was new construction. The mortgage company did not realize the tax shortage until jan 2008, at which time they raised my mortgage by $1000 to compensate for a shortage on the account caused by the back taxes. This happened at the worst possible time, and I could not afford the higher payment. My home is currently going through foreclosure. Furthermore, the title company did not even transfer the title into my name. According to the county assessors office, it still belongs to the developer that sold it to me. If there is a problem with the title, isn't that what title insurance is for? Should I try to make a claim against the insurance policy? Any thoughts on what my legal options are? Forgot to say the home is in Draper, Utah if that makes any difference The reason I never disputed the tax valuation is that I was never sent the tax assessments. They were mailed to the seller, since the property was still in his name. Also, I have discovered the correct tax valutation was right on the first page of the settlement contract on the first loan. There were 2 Good Faith Estimates made by the loan broker on the same date. The one for the second loan has about the correct tax, the one for the primary loan has less than half the correct tax. I know I was right at the edge of qualifying for the loan, and I believe he may have intentionally lowered the tax amount in order to get me to qualify. more

Resolved Question: Question about Mortgage Prepayment on a Fixed 30 year Loan?

I am in the process of purchasing a home that is under construction and I have read some things about pre-paying your mortgage. According to my GFE my mortgate principal & interest is 835, hazard ins. escrow is 37, mortgage ins escrow is 61, taxes are 286 making my total payment appx. $1219. Since I will be getting a larger tax return if I chose to make one extra payment a year exactly how much am I saving? I have read one extra payment towards principal will knock off 6-7 years but that seems like a WHOLE LOT. I think I have to be missing something. Can that possibly be saying that if I make 1 extra payment every Feb (I will close next month) for the next 3 years that I will actually pay this loan off in appx 15 years? (3x5 years-low ball estimate=15 years off of my 30) Can someone explain this in detail so that I can understand CLEARLY what making prepayments will really do to my balance. Thanks! I would make the additional payment from my tax return every Feb. Actually the mortgage amt is 149,050 @ 5.375@ more

Voting Question: what is the escrow on a home mortgage payment?

Resolved Question: what is the escrow?

on my home mortgage payment of $ 1,133.72 i pay : $ 879.52 on the principal or interest and $ 254.20 on the escrow. but they send me a letter saying that from this month on im going to have to pay : $ 12.30 more each month on the escrow because of a prorated shortage. i want to know if its going to be like this every year? more

Resolved Question: Should I be on the mortgage loan or not?

We are in escrow for a home and my husband is the borrower. We did not put myself on the loan because I have thousands of dollars in school loans to start paying soon. I do have a great credit score along with my husband's and I get a nice amount of monthly payments from Social Security for my two oldest sons. Our mortgage broker recently told us that when reviewing my husband's funds and bank accounts that they will also look into money that is not accounted for through his job. This makes no sense because we are married and I get income from social security. Is this thought process correct by the mortgage company and should I have been on the loan. How bad would my upcoming school fees hurt us! We are so confused! Actually, I am on the deed and just signed all papers to make it so. I just don't understand why they would question income not from my husband when I am in the houshold? And debt to ratio was our concern for my student loans since I am still at home with our son and not working. more

Resolved Question: How tight are lending standards getting for a home mortgage?

We are in escrow. We have submitted six weeks worth of payroll, four months of bank statements and now they are asking for 12 months of proof we paid rent on time. Every time we talk with our mortgage broker we are asked for more proof of funds, credit etc. It is really making us frantic! What will they ask for next? We are first time home buyers and have no idea if all the documentation is due to the housing market collapse or is it just normal? Wow Grey....that is just too much info for a mortgage company! Amazing! And Teri....Our credit score is above 750 and we really thought this would help pave the way and make it easy. But it would seem that even good credit is not everything! I'd say so too.......... Thanks Candi...After the holiday I think we will go in for a meeting just to get things in perspective! Such as what will come up and what may come up! In the end I want to be prepared and hate having such short notice on getting everything together. OC mom your scaring me now! I'm also in Cali and do not trust this market at all! If this escrow falls out, we could be screwed by the 18% rise in home buying! more

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