The South Coast Real Estate Round-Up

When navigating the world of real estate, you may come across the term "assumable loan." Understanding what an assumable loan is and how it can benefit or challenge you as a buyer is crucial. In this blog post, we will delve into the specifics of assumable loans, discuss the process of assuming a loan, and outline the pros and cons of this financial arrangement.

What is an Assumable Loan?

An assumable loan is a type of financing arrangement where the buyer of a property can take over the seller's existing mortgage. This means that instead of obtaining a new mortgage, the buyer assumes the current terms, interest rate, and remaining balance of the seller's loan. Assumable loans are relatively rare and are most commonly found in government-backed loans such as VA (Veterans Affairs) and FHA (Federal Housing Administration) loans.

How Can a Buyer Assume a Loan?

To assume a loan, the buyer must meet specific criteria set by the lender. Here's a basic outline of the process:

  1.  Check Loan Type: Verify if the loan is assumable. Typically, VA and FHA loans are assumable, but it's essential to confirm this with the lender.
  2. Qualify with the Lender: The buyer must meet the lender's credit and income requirements to assume the loan. This process is similar to applying for a new mortgage.
  3. Submit an Assumption Application: The buyer and seller must submit an application to the lender, including financial documentation.
  4. Pay Assumption Fees: There are usually fees associated with assuming a loan, which the buyer should be prepared to cover.
  5. Transfer Title: Once approved, the title of the property is transferred to the buyer, and the buyer takes over the remaining mortgage payments.

Potential Benefits of Assuming a Loan

  1.  Lower Interest Rates: If the current loan has a lower interest rate than what is available in the market, the buyer can benefit from significant savings.
  2. Reduced Closing Costs: Assumable loans may come with lower closing costs compared to obtaining a new mortgage.

Possible Negatives of Assuming a Loan

  1.  Qualification Challenges: The buyer must meet the lender's criteria, which can be stringent, making it difficult for some to qualify.
  2. Equity Gap: If the home has appreciated in value, the buyer may need to cover the difference between the loan balance and the home's current market value, often requiring a significant cash outlay or a secondary loan.
  3. Lender Restrictions: Some lenders impose restrictions or may not allow loan assumptions, limiting the availability of this option.

Difficulties in Getting an Assumable Loan Approved

  1.  Stringent Lender Requirements: Lenders may have strict qualifications for the buyer, including high credit scores and stable income.
  2. Approval Delays: The approval process can be time-consuming, potentially delaying the closing of the sale.
  3. Seller’s Loan Conditions: The terms of the seller's original loan may not be favorable or as advantageous as current market offerings.

Assumable loans can provide an attractive financing option for home buyers, particularly when interest rates are rising. Assuming the seller's loan, can have its own set of challenges, while the purchase process remains the same and can come with challenges of its own.  As with any real estate transaction, it is vital to conduct thorough research and consult with professionals.

At E Z Home Search Real Estate, we are committed to helping you navigate the complexities of the housing market. Contact us today for more information and personalized assistance in your home buying journey.

*Disclaimer: This blog post is intended for informational purposes only and should not be considered legal or financial advice. Always consult with a qualified attorney and financial advisor before making any real estate decisions.*

Posted by Christopher Terry on June 23rd, 2024 10:42 AM

 Are you in the market for a new home? The journey to homeownership is filled with excitement, but it can also come with its fair share of challenges. One such challenge is navigating the world of mortgage lending, which includes a concept known as "Trigger Leads." In this blog post, we'll demystify trigger leads, shed light on why they can be detrimental to consumers, and provide you with valuable insights on how to protect yourself from unwanted calls and marketing.

What Are Trigger Leads in Mortgage Lending?

Before we delve into the complexities, let's start with the basics. Trigger leads are a component of the mortgage lending industry. They come into play when you engage in credit-related activities, such as applying for a mortgage or checking your credit score. When you undertake these actions, credit reporting agencies collect this data. They then compile a list of consumers who have recently "triggered" their credit reports and sell this information to various mortgage lenders.

Why Trigger Leads Can Be Detrimental to Consumers

Now that we've defined trigger leads, it's important to understand why they can be problematic for consumers:

1. Privacy Concerns

Many individuals are uncomfortable with the idea of their personal financial information being shared and used by multiple lenders without their explicit consent.

2. Unsolicited Contact

Trigger leads often result in a barrage of unsolicited phone calls, emails, and marketing materials from various lenders. This constant influx of communications can be overwhelming and intrusive.

3. Confusion and Pressure

The sheer volume of offers received as a result of trigger leads can lead to confusion. This confusion may make it challenging for consumers to make informed decisions, and it can put undue pressure on borrowers to make choices quickly.

4. Competitive Pressure

Mortgage lenders fiercely compete for trigger leads, which can sometimes lead to aggressive sales tactics and potentially less favorable loan terms for consumers.

How to Protect Yourself from Trigger Leads

The good news is that there are steps you can take to safeguard your privacy and peace of mind when it comes to trigger leads:

1. Opt-Out

You have the option to opt-out of having your information included in trigger lead lists. Contact the credit reporting agencies directly and request to be placed on the "opt-out" list, which prevents your data from being sold to mortgage lenders in this manner.

2. National Do Not Call Registry

Register your phone numbers with the National Do Not Call Registry. This simple step can significantly reduce unsolicited telemarketing calls, giving you more control over your communications.

3. Understand Your Rights

Familiarize yourself with the Telephone Consumer Protection Act (TCPA), which places restrictions on telemarketing calls. If you believe your rights under this act have been violated, you can report any violations to the Federal Trade Commission (FTC).

4. Shop Around Independently

Take charge of your mortgage search by proactively researching mortgage options and reaching out to lenders of your choice. This puts you in control and allows you to make decisions on your terms.


In the dynamic world of real estate, understanding trigger leads and their potential impact is vital. While they can be a useful tool for lenders to connect with potential borrowers, they can also pose challenges for consumers. By knowing your rights and taking proactive steps to protect your privacy, you can regain control of your home buying journey.

At E Z Home Search Real Estate, we're committed to helping you make informed decisions throughout your homeownership journey. Your quest for the perfect home should be a thrilling and stress-free adventure, and we're here to ensure that it is. If you have any questions or need further assistance in your home search, please don't hesitate to reach out. Your dream home is just a click or call away, and we're here to help you find it.

Posted by Christopher Terry on October 5th, 2023 4:15 PM

Don't forget to factor in closing costs when considering a home sale or purchase. EZ Home Search is experienced at assisting both buyers and sellers when it comes to closings. E-mail or call me today at (508) 646-4777 if your needs include a professional REALTOR® ready for the business side of buying and selling.

Expected closing costs

There are certain basic expenses accompanying closing the sale of a house. These expenses are usually split between the buyer and seller, as directed in the sales contract. Many are conventional, but there are nuances to each, so you'll want a real estate expert in Massachusetts to help guide you through the transaction.

Costs pertaining to your loan to be paid at closing    (Click here for more information)

  • Points (optional)
  • Appraisal Fee
  • Credit Report
  • Interest Payment
  • Escrow Account

At closing, the following taxes are usually paid    (Click here for more information)

  • Property Taxes
  • Transfer Taxes and Recording Fees

Insurance fees due at closing    (Click here for more information)

  • Homeowners Insurance
  • Flood or Quake Insurance (optional)
  • Private Mortgage Insurance (PMI) (optional)
  • Title Insurance

Sellers: As we get through the details of your deal, I'll not only work to get the optimal sales price, but I'll also advocate for reduced closing costs. And once we've reached an agreement, I'll walk you through the closing costs so you know exactly what you're paying for.

Buyers: If you're buying a house in Bristol County, you will be given a "Good Faith Estimate" (GFE) of closing costs within three days of submitting your loan application. The estimate is based on the loan officer's prior experience and is required to be within a suitable range so you're not startled when you come to the closing table. I'll be willing to look at the GFE with you, answering your questions and highlighting any estimates that are uncertain.

Posted by Christopher Terry on July 17th, 2021 12:38 PM

A common question I get every time mortgage interest rates drop is: "I hear rates are dropping, should I refinance?" And with rates dropping again it's a questions that is asked of me almost daily. So, how do I answer that question?

If your monthly mortgage payment will be less by refinancing then the answer seems obvious, but just because you are saving money does not mean that refinancing is right for you.  I believe it's important to consider how long you plan to keep the new mortgage and how much it will cost you to refinance. Let me give you an example. If the cost to refinance is $5,000 and your savings is $50 per month. You would have to plan to keep the new mortgage for 100 months (8+ years) before you would recoup the cost to refinance in your new monthly payment. This calculation does not take into consideration the interest savings on the total loan. There's a link below to help you calculate if refinancing is right for you.  

Refinance Savings and Break-even - Should you refinance your mortgage? Use this calculator to determine what your new payment will be, how much you'll save in interest and when you will break even.

Are you interested in real estate and what is happening in the Greater Fall River area? Be sure to subscribe to our blog below. And feel free to comment! We love hearing from you!

Posted by Christopher Terry on September 15th, 2019 1:53 PM

Out with the old and in with the new. New Years brings a fresh start to many aspects of our lives, but some of those new beginnings might not be for the best. In December of 2016, The Federal Reserve increased interest on mortgage rates by 0.25%. The 30-year-fixed mortgage rates also already increased by 0.5% between the presidential election and the December Fed meeting, and will likely continue to climb well into 2017.

Though a 0.25% increase doesn’t sound like much, it can cost homeowners thousands of dollars more over time. For example, homeowners with a 30-year mortgage of $300,000 with a 4% rate will have monthly mortgage payments of 1,578. If that rate goes up by as a little as 0.25% the monthly payments will be $41 dollars higher; a total of $14,760 over the course of the 30-year loan. 

Buyers shouldn’t let small increases scare them from buying a home. Here are some precautions homebuyers can take to save money in the long run.

First-Time Homebuyers

First-time homebuyers might want to consider reducing their target price as the mortgage rates inch up. In order to ensure long-term affordability, homebuyers might think about looking at smaller homes or home with fewer wish-list traits. Another option is delaying the home buying process, and taking the time to save up for a more expensive property.

First-time buyers should also try improving their credit score, because the better the score, the lower the interest rate will be. They should also check their credit reports for errors, try to reduce their debt, and save up as much as possible to put on their down payment.

Repeat Homebuyers

Current homeowners who are looking to move, might be a bit shocked to see the difference in monthly costs between their current mortgage and their new one. There are things that can be done though to minimize the financial impact of a move. Doing your research on the cost of living in different communities can help, as well as starting the process of moving sooner rather than later.

Current Homebuyers

If you are currently living in the home you want to live in for a while, look into refinancing to a fixed-mortgage rate before the rates increase too much.

It is impossible to predict what mortgage rates will look like throughout 2017, but by doing your research and covering all bases, you can save yourself thousands of dollars in the long run. 

Christopher Terry is a licensed real estate broker in Ma and RI, has completed the Accredited Buyer Representative Certification, is a graduate of the Certified Distressed Property Institute, holds the prestigious CDPE designation, is a 4-Time winner of the Master Sales Society's 5/50 Award and is the founder of EZ Home Search Real Estate Inc.

Posted by Christopher Terry on January 14th, 2017 9:42 AM

Are you thinking about buying a home?

Are you a first-time buyer looking in Massachusetts? (A first-time buyer as defined by HUD is ‘An individual who has had no ownership in a principal residence during the 3-year period ending on the date of purchase of the property. This includes a spouse (if either meets the above test, they are considered first-time homebuyers). A single parent who has only owned with a former spouse while married.’)

Do you like saving money?

Has anyone talked to you about the Massachusetts Housing Partnership ONE Mortgage Program?

Here’s the key benefits:

  1. Low Payment: 3% for single family and 2 family homes. 5% for 3 family homes.
  2. No Monthly Mortgage Insurance
  3. Below Market Interest Rates
  4. Financial Assistance (if you qualify)

This special first time home buyer program is offer through the Massachusetts Housing Partnership, a public non-profit that supports and finances affordable housing. For more details including program requirements and limitations visit:

And when you’re ready for the advice and counsel of a professional real estate broker, call the realtor with two first names, call Chris Terry and E Z Home Search Real Estate. 508-646-4777 X 105. Or Email.

Posted by Christopher Terry on November 4th, 2016 4:55 PM
Good News and Bad News Day in Real Estate...

First the Good News!

NAR says national home prices are up 4.7%, this and US jobless claims are at a 15 year low. More people working and home prices on the rise so watch for increased mortgage rates! We have already seen rate rise and they will probably continue to rise. If you are thinking about buying a home it would be wise to do it sooner rather than later.

Now The Not So Good News!

If you are thinking about buying a home and using an FHA mortgage not only will waiting cost you more as rates and home prices rise but new changes to FHA guidelines may affect your mortgage loan qualifications!

HUD has scheduled changes to FHA guidelines to take affect September 14th. Some of those changes are:
  • Changes to documentation of earnest money
  • Changes to ability to include Part-Time income
  • Student Loans - This is a big one! Underwriters will NO LONGER be able to exclude student loans for FHA LOANS! Ouch!
  • Changes to Gift Funds sourcing
  • Rental Income Changes
  • Multiple FHA loans rule changes
Exciting Stuff Right! No...boring boring, boring! But these changes and more are coming! So IF you are Qualified to purchase a home today, why wait until tomorrow? Tomorrow may cost you more as rates and prices rise, but may cost you much more if a simple rule change changes if you qualify at all! 

Check out this video from for details.

Christopher Terry is a licensed real estate broker in Ma and RI, has completed the Accredited Buyer Representative Certification, is a graduate of the Certified Distressed Property Institute, holds the prestigious CDPE designation, is a 4-Time winner of the Master Sales Society's 5/50 Award and is the founder of EZ Home Search Real Estate Inc.
Posted by Christopher Terry on May 6th, 2015 4:06 AM

Everyone likes the idea of "Going Green"-- and no, we are not talking about the kind of green they are going in California, Washington and Colorado. We are talking about the kind of green that conserves energy and can save you some real cash. Who doesn't like the idea of saving money and conserving energy?

Solar panels are all the rage right now. How can you resist the sales pitch? Lock in energy costs now and really save in 10, 15, 20 years when energy costs go up, provided the panels are still working and not broken. The problem is solar panels are expensive, very expensive. But no worries! There's a solution for that. You can lease them! And in 20 years you'll own them out right. The panels generate savings on your electric bill and you can use those savings to pay the lease. Sounds like a great deal. Right?

Well, not so fast. There are a couple of things to consider:

How Long Are You Going to Stay in Your Home?

The average length of homeownership is 10 -13 years, so chances are you will be selling before the lease is up. So, then what happens? The lease payments don't just go away. The new buyer will have to be willing to take over the lease payments or you will have to buy out the remaining lease to be able to sell. Not all buyers are going to want your solar panels. Or think about it this way-- 20 years ago satellite dishes were all the rage, but look around at homes today and the large dishes are gone replaced by small, nearly unnoticeable dishes. The same could go for solar panels in the future. Another thing to consider is that a future buyer may not qualify, or may not want to qualify for the solar panels. Energy use is not factored in when qualifying for a mortgage loan but the cost of the lease payment is. It would be added to the debt obligations of the buyer possibility disqualify them for getting the mortgage loan. Even worse, this added debt might not be discovered until far into the sales process. 

You Might Refinance

Let's say that you are not going to sell in the next 20 years. Is it possible that you might want to refinance? Maybe take an equity loan? Well, remember that lease payment we were talking about? It is now on your credit report and is factored in to your ability to qualify for a mortgage or home equity loan.

Lease Verses Loans for Energy Improvements

If you decide not to lease you can look into financing solar panels or other energy saving improvements. The Property Assessed Clean Energy Program (PACE) has a program, currently available in 31 states, that allows for the costs of all the energy improvements, including solar panels, to be added to the homeowners tax bill. It's like a loan for the improvements, but the problem is that it is now part of your tax bill. You tax bill supersedes all mortgage loans in case of default. In other words, in case of a foreclosure, the clean energy program bill would be paid before the lender. You can imagine that Fannie Mae, Freddie Mac and HUD are not happy about this. In fact, they have said that they will not finance homes with this type of program. So if in the future you decide that you want to sell or refinance, the only channels for loans have said they will not do them. So, what does that mean? It means you will have to be prepared to pay off the loan yourself.

We are all for going green, just beware that doing so may mean spending a lot more green than expected. 

Christopher Terry is a licensed real estate broker in Ma and RI, has completed the Accredited Buyer Representative Certification, is a graduate of the Certified Distressed Property Institute, holds the prestigious CDPE designation, is a 4-Time winner of the Master Sales Society's 5/50 Award and is the founder of EZ Home Search Real Estate Inc.

Posted by Christopher Terry on March 28th, 2015 2:14 PM

One thing is certain, you can't predict the future. So why are we predicting the future by calling a bottom? And what you we calling the bottom of?  This bottom is quite easy to predict. It is home ownership rates. The rate of home ownership has been falling from nearly 70% during the housing boom to 63.9% in the 4th quarter of 2014.

Why are we calling a bottom? There are many reasons but there are two that stand out:

  1. Credit Standards Are Easing: As the economy strengthens lenders become more confident in borrower's ability to repay their debt. As confidence increases credit standards ease.
  2. Rent Is Getting To Expensive: One area often overlooked is that home ownership allows the homeowner to lock in housing costs for the life of the loan. According to the National Association of Realtors over the last 5 years typical rents has increase 15%. Home buyers during this same time locked in their housing costs while increasing their net worth through home appreciation and reduced mortgage balances.

Don't Get Trapped

Don't get caught in the trap so many rents are currently in. If you are ready and willing to become a homeowner, find out if you are able. Contact a professional to determine if you are eligible for a mortgage. If you are not sure who to call we have local mortgage experts who will walk you through the process.

With easing of credit standards and new low to no money down programs you could be on your way out of the renters trap!

Christopher Terry is a licensed real estate broker in Ma and RI, has completed the Accredited Buyer Representative Certification, is a graduate of the Certified Distressed Property Institute, holds the prestigious CDPE designation, is a 4-Time winner of the Master Sales Society's 5/50 Award and is the founder of EZ Home Search Real Estate Inc.

Posted by Christopher Terry on March 20th, 2015 4:49 AM
Here's an awesome DAP (down payment assistance) website you have to check out!

According to the website nearly 87% of all homes across the country qualify for some sort of down payment assistance and that over 90% of all the down payment assistance programs are funded.

How many DAP programs are there available?
  • 1,964 +/- Across the Country, with 228 available here in the north east.
How many of those programs might you qualify for?
  • That is one the cool things about this site. You fill out a form, answer a few questions and then it will tell you the programs that you might qualify for!
There's no doubt that this site may not be completely comprehensive simply because it is using national data, but even so it is still be worth a look.

Christopher Terry is a licensed real estate broker in Ma and RI, has completed the Accredited Buyer Representative Certification, is a graduate of the Certified Distressed Property Institute, holds the prestigious CDPE designation, is a 4-Time winner of the Master Sales Society's 5/50 Award and is the founder of EZ Home Search Real Estate Inc.
Posted by Christopher Terry on February 7th, 2015 5:13 AM


My Favorite Blogs:

Sites That Link to This Blog:

E Z Home Search Real Estate Inc.