Answer: there are two ways:
One is Home Equity Loan (home equity loans). If you have a home equity line of credit (Home Equity Line of Credit referred to as HELOC), you can also get money directly from the.
The two is to use Bridge Loan, but note that Bridge Loan is usually high interest rates.

Q: please explain the fixed rate loans (fixed-rate Loan)
Answer: a fixed rate loan, the loan interest rate is as the name suggests in the loan period (usually 15 years, 20 years or 30 years) fixed. But the monthly payment of principal and interest of the loan part is change. Usually at the beginning of the loan, repayment of more interest, therefore, the year-end tax deductible portion is more.

Q: what is the change of interest rate loans (Adjustable Rate Loan)?
Answer: the change of interest rate loans for credit interest rate changes, or the amount owing on the loan or loan time different and there are several:

1, changes in the interest rate loan (ARM): this category provides a fixed interest rate loans are usually low before a few years, then the rate increases as the index (usually one year treasury bonds Lender and change, but at the same time, the lender (T-bill Rate) limit the maximum amount of change (CAP). Some loans minimum change lines (Floor).
2, can be converted to ARM (Convertible ARM): this type of loan usually allows the lender (Borrower) will change rate loans into a certain period of fixed rate loans. For example, before the 5 year fixed rate.
3, re agreement rate loans (Renegotiable Rate Mortgage or Rollover): such loans are usually fixed before a few years of interest rate and monthly payment amount, and then allow lenders to renegotiate the interest rate.
4, graduated payment loans (Graduated Payment Mortgage or GPM): the first two years of the loan payment is low, but in the 5-10 years or gradually increase.
5, shared appreciation mortgage (Shared-Appreciation Mortgage): this kind of loans at below market interest rates, but at the same time lenders share housing appreciation, in real time or the agreement must pay the Lender Borrower shared appreciation part.

Q: what is the balloon loan (Balloon Loan)?
Answer: the balloon loan lenders in a certain period of time (usually 3 years, 5 years or 7 years) to pay all the loans. This kind of loan interest rate may be fixed or variable.

Q: what is the excess loan (Jumbo Loan)?
Answer: the excess loan refers to the loan amount more than Fannie Mac and Freddie Mac allows, the excess loan interest rates tend to be higher than other loans. This amount may vary in each region. Since 2012 Losangeles housing is $625500USD

Q: what is a transferable loan (Assumable Mortgage)?
Answer: transferable loans allow borrowers loans will be transferred to the next buyer. Most loans are usually "real namely paid" (Due-on-Sale) loans, only a few lenders offered transferable loan. Notable is, transferable loan rate is often not the original loan interest rates, and the lender will charge a transfer fee.

Q: what is ahead of time to pay the fine (Prepayment Penalty)?
Answer: to pay the fine or even illegal is very limited in most states, but credit provisions of loans in previous years to pay the fine possible. Usually fines in loans in 1-2%.


Q: the transfer of housing, the deed (Deed) will give who?
Answer: in the so-called Title State, such as California, the deed by the lending bank custody until repaid loans. But in the so-called Lien State, such as New Jersey, the deed to the buyer.


Q: transfer, loan companies that lending has been sold to other banks, this is how to return a responsibility?
Answer: most of the loans in the transfer to sell mutual funds (Mutual Fund) or with the insurance company, and the loan company just as loan intermediary service, responsible for the monthly repayment, the real estate tax. According to the 1990 National affordable housing act (National Affordable Housing Act of 1990) (Lender), the lender shall be:
1, before the date of entry into force of loans sold at least 15 days notice to the lender.
2, notice shall indicate the name and address of the lending institutions, the new date, the first payment date and free telephone.

No variable 3, loan conditions.
4, to provide the borrower 60 days strain time, during this period, do not charge late payment penalty.

Q: what is the collection account (Escrow Account)?
Answer: the collection of account is credited for you to pay rent, housing insurance and independent account set up. Usually at the time of transfer, the lender will require the collection 1-3 months of rent and housing insurance. The collection of accounts do not pay interest. The real estate settlement procedures Act (The Real Estate Settlement Procedures Act) is strictly limited to the collection account. According to this act, the collection amount of the bank may be levied for the calculation is quite complicated, but roughly speaking, should not exceed the collection item 2 months is appropriate.

Q: home equity loans (Home Equity Loan) and the second housing loans (Second Loan) what is the difference?
Answer: the same is the interest tax (Tax Deduatible) and have a mortgage. Unlike the second loan is regular fixed rate loans and equity loans are interest rates.

Q: FHA and VA to the mortgage loans (Refinance) differs from the other re loan?
Answer: to re loan FHA/VA called FHA Streamline Refinancing, does not require housing valuation, the confirmation of (Employment Varification).

Q: pay back loans points (Points) are tax deductible?
Answer: can, but not all. According to the loan period after deducting points. If you pay $3000.00 points - 30 - year loan, the annual tax number is $100, but should pay attention to, if you pay points at the same time you re loan income to housing decoration (Home Inprovement), you can be in the tax more tax. For example, this year you loan $100000, a period of 15 years. You paid $2000, 00 (2 points). You use the loan to income in $25000 to the decoration of the kitchen, in this way, you can be in this year's tax tax $500 ($2000 25%), the rest of the $1500 is divided into 15 points, namely the annual tax deductible $100.


Q: my girlfriend and I buy a house, not ready for marriage, form of property rights between us how good?
Answer: different state, but there are several forms:
1 joint (Joint Tenants) and the right to inheritance.
There are 2 completely (Tenants by the Entirety), which is only applicable to the couple and protected inheritance couples party from a party debt entanglement.
3 common (Tenants in Common). Characteristics of both sides do not necessarily have equal rights (Equal or Unequal).
4 limited liability company or. (Limited Liability Company or Partnership).

As for where a suitable for you to judge by attorney.

Losangeles real estate issues, please contact Ji Aihua estate agents AihuaLA@hotmail.com