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Protecting Your Credit During Divorce

When a marriage ends in divorce, the lives of those involved are changed forever. During this time of upheaval, one thing that shouldn’t have to change is the credit status you’ve worked so hard to achieve.

Unfortunately, for many, the experience is the exact opposite. Unfulfilled promises to pay bills, the maxing out of credit cards, and a total breakdown in communication frequently lead to the annihilation of at least one spouse’s credit. Depending upon how finances are structured, it can sometimes have a negative impact on both parties.

The good news is it doesn’t have to be this way. By taking a proactive approach and creating a specific plan to maintain one’s credit status, anyone can ensure that “starting over” doesn’t have to mean rebuilding credit.

The first step for anyone going through a divorce is to obtain copies of your credit report from the 3 major agencies: Equifax, Experian®, and TransUnion®. It’s impossible to formulate a plan without having a complete understanding of the situation. (Once a year, you may obtain a free credit report by visiting www.AnnualCreditReport.com.)

Once you’ve gathered the facts, you can begin to address what’s most important. Create a spreadsheet, and list all of the accounts that are currently open. For each entry, fill in columns with the following information: creditor name, contact number, the account number, type of account (e.g. credit card, car loan, etc.), account status (e.g. current, past due), account balance, minimum monthly payment amount, and who is vested in the account (joint/individual/authorized signer).

Now that you have this information at your fingertips, it’s time to make a plan.

There are two types of credit accounts, and each is handled differently during a divorce. The first type is a secured account, meaning it’s attached to an asset. The most common secured
accounts are car loans and home mortgages. The second type is an unsecured account. These accounts are typically credit cards and charge cards, and they have no assets attached.

When it comes to a secured account, your best option is to sell the asset. This way the loan is paid off and your name is no longer attached. The next best option is to refinance the loan. In other words, one spouse buys out the other. This only works, however, if the purchasing spouse can qualify for a loan by themselves and can assume payments on their own. Your last option is to keep your name on the loan. This is the most risky option because if you’re not the one making the payment, your credit is truly vulnerable. If you decide to keep your name on the loan, make sure your name is also kept on the title. The worst case scenario is being stuck paying for something that you do not legally own.

In the case of a mortgage, enlisting the aid of a qualified mortgage professional is extremely important. This individual will review your existing home loan along with the equity you’ve built up and help you to determine the best course of action.

When it comes to unsecured accounts, you will need to act quickly. It’s important to know which spouse (if not both) is vested. If you are merely a signer on the account, have your name removed immediately. If you are the vested party and your spouse is a signer, have their name removed. Any joint accounts (both parties vested) that do not carry a balance should be closed immediately.

If there are jointly vested accounts which carry a balance, your best option is to have them frozen. This will ensure that no future charges can be made to the accounts. When an account is frozen, however, it is frozen for both parties. If you do not have any credit cards in your name, it is recommended you obtain one before freezing all of your jointly vested accounts. By having a card in your own name, you now have the option of transferring any joint balances into your account, guaranteeing they’ll get paid.

Ensuring payment on a debt which carries your name is paramount when it comes to preserving credit. Keep in mind that one 30-day late payment can drop your credit score as much as 75 points. It is also important to know that a divorce decree does not override any agreement you have with a creditor. So, regardless of which spouse is ordered to pay by the judge, not doing so will affect the credit score of both parties. The message here is to not only eliminate all joint accounts, but to do it quickly.

Divorce is difficult for everyone involved. By taking these steps, you can ensure that your credit remains intact.

February 16, 2012 by · Leave a Comment

Common Mistakes First-Time Homebuyers Make

The mortgage process is an extremely tedious and detailed process. Some first time homebuyers don’t realize that their normal day-to-day actions regarding their employment and bank activity can cause undue stress when applying for a mortgage.

Some examples:

Large deposits: Every deposit into your bank accounts is questioned. You have to be prepared to explain any cash deposits or any unusual deposits into your accounts. I recall a conversation with an elderly, first-time home buyer client. This client was putting $150,000 down on a new home in Monsey. This occurred a few months ago and went as follows:
Ann: Mr.Smith, your bank accounts total $90,000 and you need an additional $60,000. Where is that money coming from?

Mr. Smith: I am 79 years old and I am a man of my word. If I tell you that I have $150,000, then I have $150,000. I will bring the money to the closing.

Ann: Mr. Smith, I have to show the under-writer that you have enough money to complete the purchase.

Mr. Smith: My daughter will be giving the money to me.

Ann: She will need to sign a gift letter and prove source of funds and the transfer of funds.

Mr. Smith: That is utterly ridiculous. My daughter will not give you a copy of her bank statement. That is none of your business. If my daughter wants to give me money, it’s between her and me.

And so it went…

Large deposits are defined as anything over normal pay stub deposits. Sometimes we have to explain deposits as low as $500!

Cash money usually cannot be documented and money coming from employers or congregations also is not acceptable. Before purchasing a home, this is a discussion that you MUST have with your Mortgage Specialist.

A few common mistakes regarding income:

When applying for a mortgage, work a complete week. If you get paid hourly, we will look at your pay-stubs and the verification of employment from your job to calculate your income. Over the Yomim Tovim this is a big problem. Applicants that work in schools or work by the hour suddenly have very short work weeks. It is important to provide paystubs covering a one month period showing a consistent hourly average. Therefore, a savvy mortgage consultant will advise you as to what to do and how to plan your contract dates so that a complete month of complete paystubs can be provided.

Another common mistake is that people start a new job and get paid with a 1099, meaning that the taxes are not taken out. Technically, you are an independent consultant. You need be working two years on a 1099, and have at least one filed tax return to verify the income prior to being able to use ANY of this income.

Just recently, I was asked by a realtor to try to salvage a deal. The client had been in contract for three months and had just gotten turned down. The client gave me his tax return. When I asked for paystubs, he told me he started a new job five months before. When I saw his paystub, I saw that he was being paid with a 1099. I had to tell him that even though he had filed a tax return last year, and he had already made a substantial amount from his new job, that I could not consider ANY of his income for mortgage purposes!

Being a first time homeowner is daunting. Don’t expect the mortgage process to be easy. You must choose a competent mortgage professional to guide you and they must ask you a lot of questions. Only then will you get the guidance that you need to reach the finish line, your closing!

If you have any questions regarding any mortgage issue, contact Ann Zeilingold, Branch Manager of First Meridian Mortgage Corp. Licensed Mortgage Banker NY, NJ, CT, banking departments. 1609 Route 202, Pomona NY 10970. 845-354-9700 or ann@annzeilingold.com or www.annzeilingold.com.

January 24, 2012 by · Leave a Comment

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