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Archive for Borrowing

A Spooky Spiel About Card-Wielding Doctor Zombies

by W. Ben Utley, CFP®
31 Oct

You’ve got credit. But do you need those cards? Some physicians aren’t certain.

Question:

“My husband and I have a total of five credit cards between the two of us, all with zero balances. Does it make any sense to keep this many accounts open?  I want to cut down to maybe two for simplicity’s sake, but am wondering if there is some value in keeping those accounts open, even if we aren’t using them?  Is it true that having more credit cards helps our credit score? How many credit cards should we carry?”

Answer:

There is only one reason to keep so many credit cards accounts open: you don’t have an Emergency Fund. And if you do have an Emergency Fund, there’s no reason to carry more than one card per person.

But why stop there? Why not go all they way to zero?

You can’t.

You’re a credit card zombie and mad scientists are controlling your thoughts. Here are two tactics keeping you in their grasp…

Thought Control Tactic #1: Make doctors hope for rewards.

A five percent discount on restaurants. Saving fifteen cents a gallon of gas. Taking a “free” plane ride. Sounds alluring, doesn’t it?

When you read the fine print, you’ll see a bunch of do-this-to-get-that language. You may even begin to get a scary feeling in your gut, like someone’s trying to control you. I’m not talking about the agreement the guys from H.R. asked you to sign when you went to work for the hospital. I’m talking about your credit card rules disclosure.

It reads like a recipe for a devious mind control experiment, and you might even begin to believe there’s an evil corporation out there whose mad scientists have concocted a scheme to rob you of your financial freedom. In fact, you’d be right on the money. Credit card companies actually employ mad scientists. They’re called industrial psychologists, and they’re the ones who programmed you to seek rewards.

The problem here is that you’re so tuned into their trickery that you don’t believe me.

Right now, you’re telling yourself, “I’m not a big spender. I’m very careful with my money, and I pay off my cards every month. I spend $7,000 per month, not counting my mortgage, and that earns me $840 a year in rewards. I’m way ahead of them.”

Not so fast. Can you show me that check from the card company? You know, the one that reads…

Pay to the order of Dr. Credit Zombie: Eight-Hundred and Forty Dollars

Can’t find your check? I didn’t think so. You’re spellbound.

You’re not saving one percent of what you spend. Nope. You’re not “saving” anything at all… you’re spending. And you’re not spending one percent more, or five percent more, or twenty-five percent more. On certain purchases, you’re spending twice as much as you would if you used cash.

Still don’t believe me? I’m not making this stuff up. It came from this study from the M.I.T. Sloan School of Management. Spooky stuff, yes indeed.

Thought Control Tactic #2: Make doctors fear their credit scores.

Are you afraid that cancelling your credit cards will kill your credit score? Of course you are.

The truth is that bringing the guillotine to bear on your credit cards may slightly reduce your credit score, but not kill it altogether. According to the folks at FICO.com, the “Types of Credit Used” category accounts for only ten percent of your credit score. This means your car loans, mortgage, student loans and other borrowing counts in that category too. So more than ninety percent of your score is determined by other factors. For example, paying your bills on time accounts for thirty-five percent of your score, so it’s way more important to use credit wisely than it is to have credit cards.

A zombie-like focus on credit score loses sight of the big picture question, “Can you get a loan if you need one?”

You’re a physician family, right? You know that bankers will fall all over themselves to lend you money. I’ve seen young doctors of average creditworthiness get mid-sized six figure loans for doing little more than signing their names—no collateral required. So yes, you can get credit. And your credit score is only a small piece of the decision-making process that bankers use.

Do doctors really need so much credit?

You know the holidays are right around the corner and you’ll be buying gifts. You know you’re going to take a vacation some place nice. And you know that the car you’ll be driving five or ten years from now is not the same one you’re driving today. You also know that some day, before you die, you’ll have to pay for those things one way or another, so forget about borrowing to buy them. Start saving now, and pay for them with cash.

“Wait a minute,” you say. “what about my mortgage? If I need to refinance, I’ll need credit for that won’t I?”

Yes, you’ll need credit. But having cash in the bank, zero balances on most loans, plus equity in your home and a six figure income is more than enough to convince lenders that you’re worth the risk. If you can’t get a mortgage, nobody can.

An Experiment Gone Horribly Wrong

Here in the United States, it’s like we’re on the set of Night of the Living Dead. We live with a culture of credit that has turned citizens into consumers, and consumers into credit zombies. I believe we have lost our ability to entertain the thought of first saving money, then spending that money on the things we want and need. No other mindset can explain how a surgeon with a decade of O.R. time under her belt and more than $100,000 in the bank believes she needs to take out a loan to buy a car. And no other thought explains how our country came to be so deeply indebted. The culture of credit is nothing more than a mindset, and you have the power to dispel the curse.

Lucky Seven Steps to Break the Curse of the Credit Card

  1. Get a debit card. Start using it to buy things “with cash” so you won’t be using funny money anymore. You can see the impact of your purchase decisions immediately by logging into your bank account, and you’ll have tighter control over spending. Learn how to protect your debit card.
  2. Take your cards out of your wallet and stop using them.
  3. Pay off your card debt, if you have a balance.
  4. Build an Emergency Fund. Set aside three to six months worth of living expenses some place safe and leave it there so that you can feel good about not having—or not using—credit cards.
  5. Get your free credit report at www.annualcreditreport.com, (not freecreditreport.com, which will try to sell you something). Use it to identify all the cards in your name, including the ones you haven’t seen in years.
  6. Cancel every credit card account except one. Keep your oldest card account open since it helps preserve the length of your credit history.
  7. Cross your fingers. If you’re lucky, the one remaining card issuer will send you a letter a few years from now explaining their decision to cancel the card due to inactivity. I got one of those letters last year. It was awesome.

And now… a brief commercial from Physician Family Financial Advisors…

Two five pound bags of candy corn from Costco bought with a debit card… fourteen dollars.

Zany zombie costume kit bought over the internet with a debit card… seventy-three dollars.

Looking like a zombie but feeling like a financially secure physician family… priceless.

In life, there are some things money can’t buy. And for everything else, there’s a debit card.

Wishing you and your family my best for a safe and happy Halloween.

Categories : Borrowing, Q&A, Saving, Spending

Is it time to refinance your mortgage? Get the answer in 27 seconds.

by W. Ben Utley, CFP®
21 Oct

Near record lows, the rate on a thirty year fixed rate mortgage is now 4.1%, and fifteen year rates are even lower, at 3.4%.

Should you refinance your home?

You’ve probably asked yourself and your colleagues (or maybe even your financial advisor), “Should I consider a refinance right now?”. Let’s do some back-of-the-envelope financial planning to find the answer.

Get the 27-second answer.

  1. Find your old rate. Look on your mortgage statement, or call your lender to ask what your rate is right now. That’s 20 seconds plus maybe ten minutes of hold time listening to the Muzak version of Barry Manilow’s “Can’t Smile Without You”.
  2.  Find “the spread”. Take a second to subtract the new rate from the old one. The new rates are in the first paragraph, above.
  3.  Find your Breakeven Period. Divide the spread into 2%; that’s 2% divided by the spread. Two more seconds. Tick tock.
  4.  Think about how many years you plan to stay in your home. That’s three seconds, or maybe three days if you’re debating about moving, staying, or remodeling.
  5.  Decide. Compare your Breakeven Period to the number of years you plan to stay in your home. If you plan to keep your home for longer than the Breakeven Period, it’s time to consider a refinance. That’s the final second.

Congratulations… you’re done.

Let’s take a closer look at the numbers.

Generally, a refinance costs about 2% of the overall loan amount, so if the new rate is one percentage point lower than your old rate, it you will need to stay in your home at least two more years just to break even on the refi, and you’ll need to stay put longer than that for it to make sense.

Does “refi” seem easier said than done?

In the New Normal, it’s more difficult to get a mortgage, even if you’re a doctor. Physician families with a high credit score and plenty of cash in the bank are having to submit to silly scrutiny and provide piles of paperwork. I guess this attention to detail might have prevented the New Normal from happening in the first place, but I digress.

Certain factors may complicate your loan. For example:

  • You owe more than $417,000) and you have less than 20% equity in your home.
  • Your home is “upside down” and you owe more than it’s worth.
  • You’re a young doctor and you had a habit of not paying your bills on time during your training.
  • You’re trying to refinance a home you don’t occupy, like a vacation home or rental property.
  • You’re a self-employed physician and you’ve been in practice less than two years.
  • You want to “cash out” or borrow more than your current loan amount.
  • You got sued and declared bankruptcy in the last two years.
  • Your credit score is 680 or less.
  • You have more than four properties with mortgages (hard to imagine, but I’ve seen it).
  • You owe a bunch of money compared to what you make, so you have a high debt-to-income ratio.

None of these challenges mean you can’t refinance. It’s just that your loan may be more expensive, and you might need some help navigating the system.

Maybe you should take a second look.

No matter where rates are at today, some physician families have simply given up hope because some lender somewhere told them, “It can’t be done.” Other doctors believe that a divorce or bankruptcy will makes it impossible to refinance.

Lending rules change, things at the bank change, and no two banks approach lending from the same angle. Rates are very, very low right now and it would be great if your family could benefit, too. If you want to refinance and it’s been more than a year since you tried, I encourage you to try again, pronto.

So what can you do now?

Take 27 seconds and consider a refinance. If you think it’s time to go for it, start shopping for your loan.

If you don’t know how to shop for a loan, or if you’d like to save a chunk of change and not waste time doing it, call me at 541-463-0899 or email me at contact@physicianfamily.com so I can share a few tricks of the trade to help you get on track and headed in the right direction.

Categories : Borrowing, Housing, How-To

When “free” credit reports aren’t really free

by W. Ben Utley, CFP®
27 May

Question:

Hi Ben. I got turned down for a store credit card the other day and I was wondering if I ought to check my credit score. I know I should check my score every now and then, and that it’s free. Can you remind me of how best to make sure that my credit score is OK, etc?

Answer:

You’re right. It’s a good idea to check your credit at least once a year, and it can be free if you do it the right way.

The second paragraph of this page from the Federal Trade Commission’s website contains the contact info you will need to request your free credit report:

http://www.annualcreditreport.com

Don’t get scammed!

Note that the URL you want to visit is www.ANNUALcreditreport.com and NOT  ”FREEcreditreport.com”.

The report you rquest should cost you nothing, but look-alike “para-sites” may try to trick you into paying for a credit monitoring service you probably don’t need. (A few of the doctors I serve have been fooled by this one.)

You can regularly monitor your credit for free by following these steps:

  1. When you request your annual credit report, choose only one of the three reporting agencies (the rports all show the same basic information).
  2. Four months from now, request another report from a second reporting agency.
  3. Four months after that, request another report from the third reporting agency.

This way you can check your credit three times each year at no cost.

And by the way, skip the department store and gas card offers. Too many open lines of credit can reduce your credit score.

Categories : Borrowing, Q&A

With Economy Strained, Surgeons and Patients Adjust | General Surgery News quotes W. Ben Utley, CFP®

by W. Ben Utley, CFP®
01 May

The economy has hit a soft patch but there’s still opportunity. Certified Financial Planner™ W. Ben Utley explains that now is a good time for doctors to refinance their homes.

Categories : Borrowing, Economy, Media

One Loan, Two Payments: How a Home Equity Line of Credit Works

by W. Ben Utley, CFP®
14 May

In my last post about home equity lines of credit (HELOC’s) for physician families, I told you the one thing your family must know about your HELOC. Today, I’ll explain how they work, and give you some idea of what they cost.

HELOC’s typically have two payment periods, and the monthly payment for each period is figured differently.

1. The Draw Period: Flexible, friendly payments

When you originate or “get” a HELOC, the “draw period” begins. During this 10 or 15-year period, you can “draw” money off the line, meaning you use your home equity line of credit like a credit card. When you borrow against the line to buy a car, make a home repair, or pay a surprise tax bill, your lender will begin to calculate your interest.

During the draw period, your minimum payment is typically “interest-only” so the payments may be very small relative to the amount you borrowed. For example, if you borrowed $120,000 and the rate on your HELOC is 5%, you might have a monthly interest-only payment of $500 (that’s $120,000 times 5% divided by 12 months).

The one thing you need to know about the draw period is that the payment may change from month to month, even if your balance stays the same. That’s because the interest rate on HELOC’s is almost always variable.

2. The Repayment Period: Bigger payments, locked in

At the end of the draw period, the “repayment period” begins. At this point, the “line” is converted into a conventional “loan” with amortizing payments based on a 5, 10 or 20 year period.

If you’re a physician and the word “amortizing” is a mystery to you, look at its Latin root: mort meaning death. An amortizing monthly payment contains interest due for that month, plus it contains repayment of principal, and that principle gradually “kills” your debt by reducing the balance every month, putting your debt to death (nice!).

The one thing you need to know about the repayment period is that the payments are MUCH bigger than the minimum payments you’ll make during the draw period.

Back to our example, if you owe $120,000 when the repayment period begins, and your rate is 5%, if you’re loan amortizes over a 10 year period  you will have a $1,273 payment the first month (of which $500 is interest, and $773 is principal). Note that this payment is more than double the payment from the draw period.

If you didn’t know about this huge increase in payment, you might have be surprised, or even encounter some difficulty (and it’s exactly this payment change phenomenon that’s triggered some of the problems in the housing market today).

Categories : Borrowing, Housing

Jumbo limit jumps for some physician families

by W. Ben Utley, CFP®
07 Mar

Yesterday the US Department of Housing and Urban Development announced an increase in the limit on the size of a mortgage that qualifies as “conforming”.

Conforming loans are mortgages that meet the Federal Housing Authorities standards and are backed by the US government. Conforming loans have lower rates than larger non-conforming or “jumbo” loans.

What the new limit means to physician families

Since physicians often have larger families and own bigger homes, this may mean your family could save several thousand dollars a year by refinancing your jumbo loan.

Before the change, a physician family trying to refinance a $600,000 mortgage might have been faced with a 30-year loan rate of 6.9%, while a family refinancing a conforming loan, maybe one for as much as $400,000, would have seen a 30-year rate of only 5.9%.

After the change, the larger loan would have been issued at the same low rate as the smaller one.

Why “jumbo” loans have jumbo rates

Big loans that exceed the FHA’s limits (now as high as $729,750) are not backed by the US government. That means when a bank or broker issues a loan like this and re-sells it, they cannot re-sell it to lenders government-sponsored entities like Fannie Mae or Freddie Mac. No, instead these loans must be sold to Wall Street, and the street is a bit gunshy about buying bigger loans in a smaller housing market. Mortgage invetors are demanding a premium interest rate in order to be enticed into buying bigger loans.

How can physician families take advantage?

Your ability to benefit from this news has much to do with where you live (or will live). If you live in a “high cost” county in high cost states like California and New York, there’s a good chance you’ll benefit. And if you live in Hawaii or Alaska, the limits exceed $800K. If you do not live in a high-cost county, the old jumbo limit of $417,000 still applies.

Time is running out

The new loan limits are part of The Economic Stimulus Act of 2008 and they’re set to expire on January 2009, when the FHA’s maximum loan limit will return to $362,790 (unless Congress approves bipartisan legislation to permanently increase loan limits as part of the FHA Modernization bill, which is still awaiting final approval on Capitol Hill).

To find out if you may qualify for a lower rate on your loan, check out the FHA Loan Limits for your city, or contact your favorite mortgage broker.

Categories : Borrowing

HELOC: Not Exactly Like a Gigantic Credit Card for Physicians

by W. Ben Utley, CFP®
15 Jan

In my last post about HELOC’s for physician families, I mentioned the advantages a home equity line of credit. Today I’ll tell you the one thing you need to know about a HELOC that will make you a smarter borrower.

A home equity line of credit is a credit product that works almost exactly like a credit card.

  • It’s flexible. When you need money, you can borrow it, and most HELOC’s allow you to borrow at any time in any amount up to your limit, just like a credit card.
  • It’s variable. Your payments will go up and down depending on the prevailing interest rates because interest rates on home equity lines of credit are variable rates based on some “benchmark” like the prime rate or the rate on the 1-year US Treasury note, just like a credit card.

I say that it’s almost exactly like a credit card because there’s one MAJOR DIFFERENCE between a home equity line of credit and a credit card.

If you don’t make the payments on your home equity line of credit,
the bank will take your house away.

You see, a regular credit card is what financial advisors call “unsecured credit,” meaning that the creditor has little recourse other than to thrash your credit report if you fail to pay. But a HELOC is “secured,” meaning that the bank will place a lien against the equity in your home on the day your HELOC becomes effective. Hence the word “equity” in home equity line of credit.

This lien works just like the lien that goes with your first mortgage: if you fail to pay, the bank can take action to gain repayment of the HELOC, and one action is foreclosure. And that’s why the rate on a HELOC is so much lower than the rates on unsecured credit cards. The bank knows they’ll get their money back, one way or another.

Categories : Borrowing

Paper or plastic? Kids, cards and credit

by W. Ben Utley, CFP®
08 Jan

A surgeon client recently asked me one of the best questions I’ve heard so far this year: “When should I give my kid a credit card?”

As a parent, you want your child to have every advantage that will allow them to compete in and contribute to their community and their world. You know that credit is part of living in the modern economy, and you know it’s important to establish and maintain an excellent credit history. So naturally, you want your child to get an early start on their credit history, and build it responsibly.

But do kids and credit mix?

Let’s consider what your child will need to know before they can use a credit card responsibly.

  • Good citizenship: They need to be able to understand honor a legal agreement, since a card holder enters into a legal agreement with the card issuer, promising to repay their debt in a timely fashion.
  • Higher math skills: They need to know that compound interest is a double-edged sword, and that it cuts both ways.
  • Strong sense of time: They need to comprehend the balance between their near term wants and the long term consequences that come from the use of credit.

As the parent of a credit-wielding youth, you need to be prepared, too. Here are some questions for you to consider:

  • Am I prepared to rescue my child from a credit crisis? And if you said, “Yes, I am,” then are you prepared to rescue them repeatedly? Usually people (adults and children) who abuse credit cards will do so time and time again.
  • Am I prepared to allow my child to learn a hard lesson? One of the ways your child will grow and prosper is to learn from their own mistakes. But the mistakes that come from mismanaging a credit card – including bankruptcy – can have far reaching consequences.
  • What will they buy? What items or services do your children really need, and is a credit card the only way they can acquire these goods?

The best advice I can give with regard to kids and credit is to educate early and often.

  • If you have young children, begin by talking to them about making and honoring agreements. Reinforce the concepts of honoring your word, and following through. Teach them the value of money, and how it can help and harm them and the people they know.
  • If you have elementary-aged children, discuss credit with them, and use familiar phrases and analogies. For instance, borrowing money is much like renting a video. The interest on the principal is like rent, and you are actually “renting money.”
  • If you have kids in middle school, become the First International Bank of Mom and Dad. Allow them to borrow from you in managable amounts for acceptable purchases. Make sure to charge interest at a high enough rate that they will feel the sting at repayment. If they fail to repay in a timely fashion, be a responsible creditor, raising their interest rate next time, repossessing ill-gotten booty, or even refusing to grant credit next time they need it. Hold the line so that they will learn from the experience (better you than the real-life creditors they will encounter).
  • If you have kids in high school, teach your child how to read the terms of a credit card application. Help them to understand the depth and scope of the borrower-creditor relationship. Let them look at your credit card statement and have them run a calculation about how how long it would take to repay your balance if you merely paid the minimum balance.

These stages of learning are crucial. Once your kids leave your house and enter college, it’s “game on.” They will be approached by creditors in virtually every venue, enticing them to sign up for a credit card, often with onerous terms. If they’re armed with the facts, your children can avoid an expensive lesson in college, and beyond.

Categories : Borrowing, Parenting

Should physician families use a home equity line of credit?

by W. Ben Utley, CFP®
18 Dec

Whether you’re buying into a medical practice, paying a surprisingly large tax bill, or merely financing a new vehicle, you may find your family in need of some serious cash sooner or later.

Of course, your banker is eager to lend to lend you money since physician families have high cash flows and an excellent reputation to uphold. But banks don’t always offer the best terms, and many of their credit products lack tax benefits and flexibility.

In the course of working with physician clients, I often recommend a home equity line of credit (HELOC for short, pronounced “he lock”). A HELOC has several benefits that make it a good match for the physician family who needs a loan.

  • It’s big. I’ve seen doctors who needed as much as $200,000 “in a hurry” and their home equity line of credit did the trick. Credit lines typically range from $25,000, and as large as $350,000.
  • It’s fast. Tapping your home equity line of credit is super easy, once it’s set up. Most lines come with convenience checks, and some even sport a credit card (yikes!). Making a big-ticket purchase is as easy as signing your name.
  • It’s tax-advantaged. Given certain limitations, the interest you pay on your home equity line of credit is deductible for state and federal tax purposes, which lowers the effective interest rate.

HELOC’s seem simple enough: go to the bank, get the loan, then buy what you need. But there’s way more to HELOC’s than meets the eye.

Categories : Borrowing, Taxes

Don’t Gamble With Your Dream Home

by W. Ben Utley, CFP®
30 Aug

In my last post about building your dream home, I painted a gloom and doom picture of total financial annihilation for unwary doctors who stumble into an adjustable rate mortgage, thus beginning what I called The ARMs Race.

Today I’ll tell you how to win The ARMs Race. And the secret is…

Don’t get an adjustable rate mortgage in the first place!

Really, there are other perfectly good ways to finance the construction of your dream home, and one of my favorites is what the mortgage know-it-alls call a “one close.”

How the One Close Loan works…
There are two phases of owning your dream home: building it, and living in it.

While you’re building it, you need a construction “loan.” I put “loan” in quotes because it’s not really a loan in the truest sense of the word. It’s actually a line of credit where the bank reimburses the builder on an as-needed (called “percent completion”) basis. This way, you only pay interest on the part of the construction loan you’ve actually used.

While you’re living in your dream home, you need “permanent” financing; what most people think of when they hear the word “mortgage.”

It would be cool if you could get just one loan to cover both phases of owning your dream home, but you can’t. Why? Because nobody (including your builder) knows exactly what your finished home will cost.

But you can apply for and close on the construction and permanent loans at the same time in what they call a “construction-to-permanent loan.”

… and why it’s so great…
A one close loan lets you lock both the interest rate on the construction loan AND the interest rate on the permanent loan at the same time. This means you’ll know EXACTLY what rate you’ll get when you’re home’s finished (as many as 15 months into the future), AND if home mortgage rates rise dramatically while you’re building your dream home, you won’t have to worry that your payments will grow larger than your budget.

So, now that you know what you want, you can march into your mortgage broker’s office, slap the hardwood top of his paper-strewn desk , and shout confidently, “I want a one close construction loan with permanent financing in a 30-year fixed product, I want a 15-month* lock, and I want it NOW.”

…but why you’ve never heard about it.
With a sly smirk on his face, your mortgage broker will stare thoughtfully out the window for a moment and then turn to you with a sigh to say, “I can do that, but it’s going to cost you.”

He knows that the 15-month lock is going to add up to one full percentage point to the cost of your loan (about $10,000 on a one million dollar mortgage), and he’s not sure how you’re going to feel about it. As I said in my last post, up-front fees like these usually cause casual rate shoppers to move on to cheaper pastures, and that’s why this one close loan with a long lock date may be news to you.

You see, you can have certainty in the rate you’ll pay on your mortgage for 30 years after the home’s finished, and you can lock in that rate 15 months before construction begins, but somebody has to bear the risk that rates will rise after the loan is locked, but before the permanent loan is funded.

After all, mortgage interest rates are a market-driven commodity, and there’s risk involved for the lender.

When you pay a fee up front to lock in the rate, it’s like buying rate insurance, if you will. When you pay that fee, you’re compensating the lender for the risk they’re bearing.

Is this One Close financing right for your family?
The answer here is “yes” if…

  • The estimated price tag is near the high end of your budget
  • You’re believe things will come in on-time and on-budget,
  • You don’t mind paying a premium when it comes to your financial security, and
  • You don’t like to gamble when it comes to owning your dream home.

 

After all is said and done, you’ll feel good knowing you’ve provided your family with a high quality home, and you’ll feel even better knowing you can still afford that home for years to come… even if it costs a little more today.

* Here, I used a 15-month lock in my example. What you really want is a lock that’s about 3 months longer than your builder’s estimate for the time it takes to finish your house, just in case he’s slow in finishing the job.

Categories : Borrowing, Housing
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