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: Mortgage Interest Differential Payments
Note: Use LA 5665A for computing a mortgage interest payment using the Hewlett Packard 12C; or LA 5665B when using the Texas Instruments BA-II or Radio Shack EC-100 calculator.
Information needed for computations:
Old Mortgage$ FORMTEXT N e w M o r t g a g e $ F O R M T E X T B a l a n c e $ F O R M T E X T A m o u n t 1 $ F O R M T E X T I n t e r e s t R a t e $ F O R M T E X T I n t e r e s t R a t e $ F O R M T E X T M o n t h l y P a y m e n t 2 $ F O R M T E X T P o i n t s $ F O R M T E X T R e m a i n i n g T e r m $ F O R M T E X T T e r m 3 $ F O R M T E X T
T h e i n i t i a l c o m p u t a t i o n s o f a m o r t g a g e i n t e r e s t d i f f e r e n t i a l p a y m e n t f o r c o m p a r i s o n p u r p o s e s w i l l b e b a s e d o n t h e d a t a f o r t h e e x i s t i n g m o r t g a g e ( s ) a v a i l a b l e a t t h e t i m e t h e r e p l a c e m e n t h o u s i n g p a y m e n t is computed and one of the prevailing fixed interest rates (including points) for conventional mortgages in the area. If there is a range of interest rates and points available in an area that could be considered prevailing or typical, the department may use a prevailing fixed interest rate that will require the smallest mortgage interest differential payment by the department to maintain the same monthly payment for the same term for the new mortgage as existed on the old mortgage for the initial computation and offer. An example follows:
Balance of Old Mortgage$50,000Interest Rate of Old Mortgage7%Monthly Payment of Old Mortgage$458.22Computed Remaining Term of Old Mortgage174 months
Available interest rates for fixed mortgages, for 15 years (Use the rates for terms of mortgages that are at least as long as the remaining term of the old mortgage, i.e. the 15 year rates for terms of 15 years or less and the 30 year table for loans with remaining terms exceeding 15 years.):
9.5% with 3 points
10.0% with 2 points
10.5% with 1 point
11.0% with 0 points
1The actual amount of the new mortgage is only of concern if it is less than the amount needed to be financed to maintain the old mortgage.
2If the term of the new mortgage is the same as or greater than the term of the existing mortgage, use the monthly payment of the existing mortgage(s) to compute the number of months actually necessary to pay off the existing mortgage.
3If the term of the new mortgage is less than the term of the existing mortgage(s), use the term of the new mortgage to compute the monthly payment necessary to pay off the existing mortgage using the shorter term.
The computed mortgage interest differential payments are as follows:
Amount to be Financed
Rate
Points
Buy down
Points
Payment$43,201.929.5%w/3 pt.-$ 6,797.24+ $1,296.08=$ 8,093.3242,010.1810.0%w/2 pt.-7,989.82+840.20=8,830.0240,866.8910.5%w/1 pt.-9,133.11+408.67=9,541.7839,770.4811.0%w/0 pt.-10,299.52+0=10,229.52
As demonstrated by this example, the prevailing interest rate that will provide maintenance of monthly payments of $458.22 at the least cost to the department is 9.5% interest with 3 points.
The department may advise the displaced person that they may receive $8,093.32 for the mortgage interest differential payment, based on the current mortgage rate of 9.5% interest plus 3 points, if a new mortgage is obtained in at least the calculated replacement mortgage amount of $43,201.92 and for at least 174 months.
Additional Factors Affecting MIDP Computation
Smaller Mortgage - In the event the displaced person elects to obtain a mortgage smaller than the calculated replacement mortgage, the payment must be prorated. For example:
Old MortgageNew MortgageBalance $50,000Amount $40,000Interest Rate7%Interest Rate9.5%Remaining Term 174 monthsPoints3Term 174 months
The previous buy down computation indicated that a calculated replacement mortgage of $43,201.92 was necessary to obtain the estimated MIDP of $8,093.32. To determine the MIDP in this example, divide the actual new mortgage amount, $40,000 by the calculate replacement mortgage amount, $43,201.92. The resulting factor, .92588, is multiplied by the estimated MIDP, $8,093.32, to give the reduced amount of $7,493.48 as the MIDP on the smaller new mortgage.
$40,000/$43,201.92 = .92588 x $8,093.32 = $7,493.48 MIDP (including points)
Shorter Term - In the event that the displaced person elects to obtain a mortgage for a shorter term than the remaining term of the old mortgage, it is necessary to compute a hypothetical monthly payment for the old mortgage at the old interest rate but at the shorter term of the new mortgage. This computed hypothetical monthly payment will be larger than the actual payment on the old mortgage. Take the previously used old mortgage example:
Old MortgageNew MortgageBalance $50,000Amount n/aInterest Rate7%Interest Rate9.5%Remaining Term 174 monthsTerm 120 monthsPoints3
Computation:
Compute a hypothetical monthly payment for old mortgage based on a 120 month payoff - $580.54.
Compute a calculated replacement mortgage using the hypothetical monthly payment of $580.54 per month, 120 months at 9.5% interest rate. The calculated replacement mortgage amount is $44,864.83. The buy down amount if the old mortgage balance of $50,000 less the calculated replacement mortgage of $44,864.83, = $5,135.17 + points of $1,345.95. (3% of $44,864.83) or a total of $6,481.11.
The displaced person would need to obtain a mortgage of at least $44,864.83 to receive a payment of $6,481.11.
Smaller New Mortgage and Shorter Term - A different computation is made if the new mortgage is both smaller and for a shorter term. Using the old mortgage figures cited above, with a new mortgage for $40,000 term of 120 months and 9.5% interest rate, the calculated replacement mortgage as computed for a new mortgage with a shorter term. Divide $44,864.83 into the smaller new mortgage of $40,000 giving a factor of .89157 x the estimated MIDP of $6,481.11 for a MIDP of $5,778.34.
The example computations in no way restrict the displaced person to any combination of mortgage amounts and/or terms for the new mortgage. The departments sole restriction is that the MIDP payment will be computed on mortgage terms at the typical rates prevailing in the area, unless there is reason for a valid exception. The displaced person may obtain a fixed rate mortgage, a variable interest rate mortgage, a mortgage with a balloon payment, or any other legitimate mortgage. For example, they could elect to get a $60,000 mortgage for 15 years at 11% and no points. They would be entitled to a mortgage interest differential payment of $10,229.52 (based on a new mortgage of at least the amount of old mortgage minus the calculated replacement mortgage, for a term not less than the remaining term on the old mortgage). Even though the mortgage for 9.5% with 3 points is available, the mortgage for 11% is also a prevailing rate mortgage.
The displaced person should be fully informed of their options for new mortgages as well as the rudimentary skills necessary for negotiating for replacement housing.
The department may elect to provide to the displaced person the estimated MIDP amount for a new mortgage of the same term and amounts as for the old mortgage(s) only. The computations for mortgages of shorter terms and lesser amounts would not be provided. Instead, a statement would be provided as follows:
You are eligible for a mortgage interest differential payment of $______. This payment is based on the remaining term and amount of the mortgage on your old dwelling and the current prevailing mortgage interest rate of ____% interest with _____ points.
This eligibility is premised on your obtaining a mortgage on your new property for a term of not less than _____ months, the remaining term on your old mortgage, for not less than $______.
If you elect to obtain a mortgage in a smaller amount or for a shorter term, a recomputation will be required and your payment will probably be smaller. Please contact your relocation representative for the necessary computations prior to commitment to such a loan.
The computation for the actual amount of the mortgage interest differential payments should be made as soon as all the new facts are know. The necessary facts are:
Old MortgageNew MortgageBalance FORMTEXT A m o u n t F O R M T E X T I n t e r e s t R a t e F O R M T E X T I n t e r e s t R a t e F O R M T E X T R e m a i n i n g T e r m F O R M T E X T T e r m F O R M T E X T P o i n t s F O R M T E X T
I f t h e t e r m o f t h e n e w m o r t g a g e i s a t l e a s t a s l o n g a s the remaining term of the old mortgage, compute calculated replacement mortgage, and deduct this amount from the old mortgage to get the buy down amount, to which you add the appropriate points, the sum of these two figures equals the MIDP.
Multiple Mortgages - If there is more than one mortgage, compute the buy down by completing the computations for each mortgage using the terms of that mortgage. If there is an old second mortgage that has a higher interest rate than any available rate, the buy down amount will be 0, but you then add points to arrive at a MIDP; the points are still eligible even through the new mortgage is at a rate that does not exceed the old mortgage.
Variable Rate Mortgage - If the mortgage is a variable interest rate mortgage, use the mortgage balance, interest rate, and monthly payment amount that was in effect in the date of acquisition.
Home Equity Loans - If there is a home equity loan, use the lesser of the mortgage balance on the date of acquisition or 180 days prior to the date of initiation of negotiations. Use the interest rate and monthly payment in effect for the lowest mortgage balance.
Mortgage with Balloon Payments - If the mortgage has a balloon payment, use the mortgage balance, interest rate and monthly payment amount that was in effect on the date of acquisition. The monthly payment is normally predicted on a term longer than the actual term of the mortgage, so the computed remaining term will be greater than the actual remaining term of the mortgage. Use of the computed remaining term will provide you with the appropriate MIDP.
Terminology
Acquired DwellingThe dwelling being acquired for a project by the department.Old MortgageThe remaining principal balance of the existing mortgage on the acquire dwelling. This is not necessarily the pay-off figure since that can include penalties and escrow credits.Old Interest RateThe interest rate in effect on the old mortgage at the time of closing on the acquired dwelling.
Old Monthly PaymentThe monthly payment, principal and interest, that is actually required by the mortgage agreement on the acquired dwelling.Remaining TermThe number of payments necessary to pay off the old mortgage given the old monthly payment and old interest rate. This is to be calculated by the department computing the mortgage interest differential.New MortgageThe amount of the mortgage entered into on the replacement dwelling.New Interest RateThe interest rate being charged on the new mortgage at the time of closing on the replacement dwelling.New TermThe term of the new mortgage.PointsThe pre-paid interest or discount points needed to secure the interest rate on the new mortgage.Prevailing Interest Rate and PointsAn interest rate and point combination commonly available in the area. This may be a range of rates and points. In special circumstances, the prevailing rate may be dictated by what the displaced person is actually able to secure.Calculated Replacement Mortgage ( ) * / 4 =
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l a The amount which the department calculates can be financed at the lesser of the new interest rate or prevailing rate which will maintain either the old monthly payment for the old term or the hypothetical monthly payment at the new term when the new term is shorter than the remaining term.Buy Down AmountThe difference between the old mortgage and the calculated replacement mortgage.Hypothetical Monthly PaymentThe payment necessary to pay off the old mortgage at the old interest rate for the new term when the new term s shorter than the remaining term.MIDPThe buy down amount plus the points.Estimated MIDPThe amount the MIDP would be if the relocatee secures a new mortgage for at least as much as the calculated replacement mortgage.
Page PAGE 5 of NUMPAGES 5 LA 5664 Template (Rev. 08/11)
(Replaces LA 6041D)
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