Fees Taken Care Of By Seller
- 1% flat charge by the lender, plus reasonable discount points to lower the rate
- Appraisal and compliance inspections including pest inspections, water well, septic, etc.
- Recording fees
- Prepaid items includes prorations for property taxes, insurance, and initial escrow deposits as required by lender
- Insurance the first years hazard insurance must be paid at closing, plus flood insurance if required
- VA flood certification third party verification to determine if a property is located within a special flood hazard area
- Any survey fees associated with selling the home
- Title examination and insurance
- VA funding fee unless exempt each veteran must pay a funding fee to VA. If you are a disabled veteran you can be exempt from the VA funding fee.
Can Sellers Pay Va Closing Costs
This is a great example of how VA loans can help homebuyers save money. Because buyers using the VA loan are restricted in what they can and cannot pay when it comes to closing costs and other fees, it is common for sellers to cover some of these costs. Thats right: often, the seller pays!
Sellers arent required to pay a borrowers closing costs, but its commonly negotiated. Veterans Affairs allows property sellers to pay a percentage of the purchase price toward the buyers closing costs, often around 4%. But seller concessions can also go higher if they contribute to pre-paid fees, paying points, etc. Compare that to conventional mortgages, which can cap seller contributions toward closing costs at 3%.
Why Might I Want To Get A Va
A VA-backed cash-out refinance loan may help you to:
- Take cash out of your home equity to pay off debt, pay for school, make home improvements, or take care of other needs, or
- Refinance a non-VA loan into a VA-backed loan
On a no-down-payment loan, you can borrow up to the Fannie Mae/Freddie Mac conforming loan limit in most areasand more in some high-cost counties. You can borrow more than this amount if you want to make a down payment. Learn more about VA home loan limits
Youll want to keep closing costs in mind when refinancing a loan, as they can add up to thousands of dollars. Make sure you understand how your new loan amount relates to the value of your home. While your lender can advise you on the costs and benefits of the transaction, youll want to be sure you understand what youre getting into.
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A Closer Look At Va Home Loan Closing Costs
When youre buying a new home with your family, the last thing you want to think about are your closing costs. Closing costs are expenses and charges related to securing your home purchase. A large portion of them needs to be paid before you get the keys to your new home. However, the VA mortgage program does a great job restricting what veterans are forced to pay in closing costs.
Do Va Loan Closing Costs Differ From Conventional Loan Closing Costs
VA loan closing costs diverge from the closing costs for a traditional mortgage in a few ways. Most importantly:
- Non-allowable fees: Lenders of VA loans cannot require you to pay fees like prepayment penalties, settlement charges, and attorney fees. These can save you some money.
- Limited origination fee: Lenders always charge a mortgage origination fee when processing the loan. VA loans, however, have limits on that amount. Most mortgage loan origination fees range from 0.5 – 1% but there is no formal limit set. VA loans set the legal limit at 1%.
- VA funding fee: VA loans include a one-time fee paid to the Department of Veterans Affairs to support the continuation of the VA home loan program. The larger the down payment you make on a home, the smaller the funding fee will be. For a down payment less than 5%, the funding fee would be 2.3% of the total loan amount. However, speak to your loan officer before closing as there are some exemptions from this fee.
- VA appraisal fee: Most loans include an appraisal fee, but VA loans have a specialized VA appraisal fee as well. This usually ranges from $425 to $875 and is included in the closing costs.
Likewise, VA loans prohibit these fees commonly included in conventional home purchases:
- Application fee
- Escrow fee
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What Makes Va Closing Costs Different
Mortgages backed by the VA are inherently different from standard mortgages because the Department of Veteran Affairs promises lenders that they will be able to recoup someâor allâof the loan if the home goes into foreclosure. That kind of backing significantly lowers the amount of risk the lender anticipates by providing the loan, thus allowing veterans to get approved even if they don’t offer a down payment.
Because lenders generally see them as a safer bet, VA-backed mortgages offer lower closing costs. Though typical closing costs range anywhere from 2% to 5% of the home’s purchase price, similar costs for VA-backed loans have a funding fee rate that sits between 1.4% and 2.3%, according to the VA. Using that same example from above, a home listed at $391,200 would have only $8,998 in closing costs.
How To Limit Out
Besidesnegotiating with the seller to pay for some of the closing costs, you can cut your expenses by avoiding points, which reduce your interest rate but cost money upfront.
In addition, there are some special circumstances in which a borrower can be exempt from the funding fee. These include if the borrower is:
- Living with a disability connected to their service and being compensated for the disability
- Living with a disability connected to their service and receiving military retirement pay
- An active-duty Purple Heart recipient
- A surviving spouse whose partner died in service or from a service-related disability
- Eligible to be compensated due to a pre-discharge
You can also try to snag more savings by asking your mortgage lender if it has any discounts or rebates some might even waive certain costs if you ask. If possible, try to close your mortgage towards the end of the month, as well. This reduces the amount of per-diem interest youll have to pay.
There might also be some closing cost and down payment assistance programs available at the state level specifically for veterans. Some cities and counties offer programs of their own, as well. Ask your lender about availability.
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Fees The Seller Must Cover
- Real estate professionals’ commission fees. Realtors have to get paid too, so any commission fees they would collect from the sale of a home or property are covered by the seller.
- Buyer broker fee. Similar to the commission fees listed above, this covers any brokerage fees a real estate broker may charge. In most cases, both the listing broker and the buyer’s agent’s broker share in the commission.
- Brokerage fee. A brokerage fee is required when a broker is engaged to complete transactions or fulfill other specialized needs, including purchases, sales, and negotiations.
- Termite report. No one wants to get a house that’s at risk of a termite infestation. Because the seller is trying to leave that home, they are responsible for proving that the house is structurally sound and not getting eaten away by the voracious bugs. This is always the seller’s responsibility unless the buyer is using a reference loan.
Can You Roll The Closing Costs Into A Va Streamline Loan
The VA Streamline Loan makes it possible for you to refinance by only verifying your mortgage payment history. The lender will also check to make sure there is a benefit for you to refinance. Typically, this means a lower mortgage payment, but its not the only benefit. The VA allows you to use the program if you refinance out of an ARM or if you shorten your loans term too.
Something you have to think about though, is the closing costs. Youll have to pay them when you refinance. This will play a role in your loans savings. Even if you save a little money each month, it could cost you several thousand dollars up front to close on the loan. This eats away at the total savings of the new loan.
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What Should You Do Before You Close On A Home
First, you will need to apply for a loan if you have been pre-approved. People who have not obtained a pre-approval can compare rates from various lenders to find the best loan.
The next stage is to find out how you will pay the closing fees. The options explained above can help lower the closing fees you have to pay. After examining the title to ensure only you can claim ownership of the home, get a home appraisal. An appraisal will not only help prevent you from overpaying, it will also make it easier for you to get a loan in the future from the same lender. If you are having trouble finding a home, you can search for an experienced real estate agent on the Homes & Land website to help you navigate the process of obtaining a home loan.
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Whats Included In Va Loan Closing Costs
Exact closing cost items and amounts vary based on your lender, the home youre buying, where its located, and a number of other factors.
But the following are common closing cost items with rough estimates of how much they might cost. Remember, though, that these are just estimates.
If you want to know much youll pay in closing costs, request quotes from a few lenders. Theyll provide you with loan estimates that break down all of the expenses associated with the mortgage.
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How To Reduce Va Closing Costs
You can reduce how much you spend on VA closing costs in a variety of ways, such as:
- Making a down payment to reduce the VA funding fee
- Applying to eliminate it, if you qualify
- Negotiating so that the seller pays most of the closing costs
- Purchasing discount points to reduce the interest rate on your loan
Keep in mind that every mortgage point costs 1% of your total home loan. When deciding whether to buy the discount points, compare other uses for that money. For instance, making a 10% down payment reduces the amount you pay for the VA funding fee. If you cant afford a 10% down payment while buying points, it may not be worth buying them. Ask your lender to calculate your monthly mortgage payment with and without discount points. Then, youll know which option is best for you.
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How Much Are Closing Cost With A Va Loan
How much does it cost to close a VA loan? The exact amount you will pay for the VA loan coverage will vary depending on the house you choose and the details of your loan. However, you should expect to cover the closing costs of 3% 5% of the total loan value.
What is the average closing cost on a VA loan?
Closing a VA loan costs about 1 to 3 percent of the total loan cost, and 3 to 5 percent of the loan amount for affordable housing . You can pay them out of pocket or accept merchant agreements and / or loan repayments.
How can I avoid closing costs with a VA loan?
Now, you know there is a cost to close VA loans, but what if you do not want or cannot afford to cover those costs? The most common form of failure to bring these funds to close is through the closing costs paid by the seller and VA sales agreements. Remember, the seller is NOT required to pay the buyers closing costs.
What Is Included In Va Closing Costs
VA loan closing costs can include a variety of expenses such as:
Recording fee: The cost for the government recording agency to register the real estate transaction
Title examination and insurance: A title examination and insurance to protect the buyer and lender against financial losses due to title defects
VA appraisal fee: The cost to have a property’s value and condition appraised by an independent VA appraiser
Hazard insurance: Advanced payments for home insurance coverage that protects the property against damage and destruction typically six months to a year’s worth of payments are made at closing
Real estate taxes: Advanced property tax payments required by your lender
State and local taxes: Payment of any state and local taxes that are owed in the real estate transaction
The cost to pull your credit reports
VA funding fee: A fee charged by the VA to help fund the program, ranging from 2.3% to 3.6% on a purchase. Veterans receiving service-connected disability compensation and select others are exempt from this fee.
Loan origination fee: A fee charged by lenders to cover the administrative costs of processing a loan. This fee cannot exceed 1% of the loan amount.
Loan discount points: Discount points you can buy to lower your interest rate
However, not all fees are paid by the buyer. In fact, there are specific costs the buyer isn’t allowed to pay known as non-allowable fees.
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Can You Roll Closing Costs Into A Va Loan
The VA funding fee is the only closing cost that can be rolled into your VA home loan. To limit the cash needed to close, some borrowers will offer more for their home and ask the seller to use these additional funds to cover other closing costs.
Experienced VA loan lenders can help estimate your closing costs for you and work with you to achieve your homebuying goals, including limiting the cash needed to close. Compare the Nation’s top VA loan lenders here.
What Va Loan Closing Costs Do I Pay
The following is a list of VA loan closing costs that you may have to pay:
- VA funding fees based on the chart above
- Origination fees charged by your lender for approving your loan
- Mortgage points paid to get a lower rate
- and the balance of any credit card or judgements you must pay to qualify
- VA appraisal fee to confirm the value of your home
- Homeowners insurance to protect you against hazards like fire, theft or vandalism
- State and local property taxes
- Title insurance to protect you against claims by prior owners of the home youre buying or refinancing
- Recording fees to update public records of liens or ownership changes to your home
Closing Costs V Concessions
One of the big benefits of VA loans is that sellers can pay all of your loan-related closing costs. Again, theyre not required to pay any of them, so this will always be a product of negotiation between buyer and seller.
In addition, you can ask the seller to pay up to 4 percent of the purchase price in concessions, which can cover those non-loan-related costs and more. VA broadly defines seller concessions as anything of value added to the transaction by the builder or seller for which the buyer pays nothing additional and which the seller is not customarily expected or required to pay or provide.
Some of the most common seller concessions include:
- Having a seller cover your prepaid taxes and insurance costs
- Having a seller provide credits for items left behind in the home, like a pool table or a riding lawn mower
- Having a seller pay off your collections, judgments or lease termination fees at closing
In some respects, as long as you stick to that 4 percent cap, the skys the limit when it comes to asking for concessions.
VA buyers are also subject to the VA Funding Fee, a mandatory charge that goes straight to the VA to help keep this loan program running. For most first-time VA buyers, this fee is 2.30 percent of the loan amount, provided youre not making a down payment. Buyers who receive VA disability compensation are exempt from paying this fee.
Can Closing Costs Be Included In A Va Loan
If youâre really low on liquidity, you can roll some of the closing cost amount into the VA loan to pay off over time. However, the only fee you can do this with is the VA funding fee, which is a maximum of 1% of your total loan cost.
Opting to roll the funding fee into the whole loan will likely elevate the interest rate and increase your monthly payment. Itâs a short-term benefit with long-term consequences so you should be absolutely sure it makes financial sense for you before choosing this option.
In addition to the funding fee, however, you may also negotiate seller or lender concessions to bring down the upfront cash you need to pay.
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