VA Loans - Common Questions
Please use the links below to find out more about general VA loan policies and the Department of Veterans Affairs.
- How is a VA loan better than a conventional loan?
- What does it mean when I hear that a VA loan is guaranteed?
- Is it true that for a VA loan they only look at the last 12 months of credit?
- Does the VA offer interest only loans?
- Do you have stated or no-documents programs with the VA loan?
- Is there any mortgage insurance with a VA loan?
- Can I get extra cash at closing to make improvements on my home?
- What does entitlement of $36,000 actually mean?
- Can I get the full $417,000 and then get a second loan to cover any additional amount of the purchase price?
- What if the house I want to buy costs more than $417,000?
- Does the VA offer home equity lines of credit (HELOCS)?
- What is equity?
- What is a discount point?
- What is a statement of service?
- What is title insurance?
- What is a child care letter?
- What is the letter I have to give to my realtor?
- Do I need to have a property picked out?
- How long is the process for getting a home loan?
- Why is my local bank discouraging me from using my VA loan?
- Was your question not answered?
How is a VA loan better than a conventional loan?
VA loans have many benefits over conventional, especially for first time purchasers with little or no money down. The VA loan does not have private mortgage insurance like other conventional loans that may have over 80% loan to value. The VA loan also offers the ability to streamline refinance (refinance for a lower rate without having to re-qualify for the loan). It has a very competitive rate and doesn't have the closing costs that you may find on a conventional loan. This is because the VA loan has a list of fees that cannot be charged. Getting started on your VA loan is easy; simply contact a VA Loan Specialist now.
What does it mean when I hear that a VA loan is guaranteed?
What this means is that the VA guarantees the loan to the lender in case you are to default on the loan. It does not mean that you are guaranteed a loan; you still have to qualify for it based on credit and income.
Is it true that for a VA loan they only look at the last 12 months of credit?
Yes, most of the time lenders only look at the last 12 months history, however, bankruptcies, tax liens, and collections could have an adverse impact even if they are over 12 months old.
Does the VA offer interest only loans?
No, the VA does not offer any interest only programs at this time. All loans through VA pay back to the principal of your loan and you gain equity with every payment.
Do you have stated or no-documents programs with the VA loan?
No, the VA does not offer stated or no-doc programs. VA only offers full documentation loans at this time.
Is there any mortgage insurance with a VA loan?
No, the VA guarantees the lender on the loan. There is no third party mortgage insurance on a VA loan.
Can I get extra cash at closing to make improvements on my home?
No, with a VA purchase you cannot get cash back at closing other than your earnest money or other money you put down before hand. VA loans do allow for energy efficient improvements that can go above the purchase price of the home.
What does entitlement of $36,000 actually mean?
Your entitlement is the amount that the VA will guarantee for your loan with the lender. $36,000 is the max entitlement and will allow you to purchase 100% up to $417,000.
Can I get the full $417,000 and then get a second loan to cover any additional amount of the purchase price?
This is allowed, but the guidelines are very strict. The second loan has to be equal or better than what you would get with one large VA loan. The rates on second loans are nearly always higher and, therefore, would not fit guidelines. Also, many lenders will not allow a second loan behind the VA loan during a purchase.
What if the house I want to buy costs more than $417,000?
Unfortunately the VA loan is not meant for homes above $417,000. Your only real option to stick with a VA loan would be to bring the difference between your purchase price and the $417,000 to closing as a down payment. There are also many other loan options other than VA that we can help you out with. For more information about home purchases, visit VA Home Purchase FAQ's.
Does the VA offer home equity lines of credit (HELOCS)?
No, at this time the VA does not guarantee HELOCS. They will allow you to cash out on your existing property up to 90%.
What is equity?
Equity is the amount of value a homeowner has in their property. You can calculate your equity by subtracting any liens or debts against your home from what your home is worth.
What is a discount point?
A discount point is a percentage of the loan amount you will pay to buy your interest rate lower. You can buy to a lower rate with discount points, which can sometimes save you money over the life of the loan.
What is a statement of service?
A statement of service is a letter from your commanding officer stating how long you have been in the service and what your status is. It is required documentation to receive your certificate of eligibility.
What is title insurance?
Title insurance is insurance you get in case a lien is found against the property after you buy it. The title company will do a thorough check to make sure that doesn't happen. In the off chance another lien is found, you are covered.
What is a child care letter?
A child care letter is a letter required on a VA loan if the borrower has children under the age of 13. A VA loan requires that child care expenses are counted as liabilities for qualification purposes.
What is the letter I have to give to my realtor?
Most of the time, the realtor will want your pre-approval letter to show that you have been approved for a loan and for how much. This is a better bargaining chip with the seller because they know you are approved for the loan and won't have to wait longer while you find new financing.
Do I need to have a property picked out?
No, you can get pre-qualified before you even start looking for a property. This way you know what you can afford and what your payments will look like on the property that you end up choosing.
How long is the process for getting a home loan?
Many factors go into the timing of the process. To be safe you should allow at least 30 days for the entire process to take place. However, it is possible to close in as short as two weeks. With the help of our loan specialists, the process is quick and easy! To learn more about us and how we can help you with all of your loan needs, check out About Us FAQ's.
Why is my local bank discouraging me from using my VA loan?
Many times a local bank or credit union is not approved by the VA to do VA loans. If your local bank is discouraging you from a VA loan, make sure they have the ability to do VA loans. For a majority of buyers needing close to 100% of the purchase price, the VA loan is one of the best options, if not the very best.
VA LOAN SPECIALIST
If you have questions or if you want to determine if a Veteran Home Loan is actually the best financial decision for you, you may get advice from a VA mortgage specialist online or call 800-405-6682.
Get Started With Your VA Loan Request
Take the first step toward your VA loan by getting in touch with a VA specialist.
