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My family let me down my whole life -- i will die nobody's dog in hours

If you are looking into buying a home, a home mortgage might be the most viable option for you. It is an important investment which will affect you for a considerable portion of your life. A home mortgage is a loan which you can take out when purchasing a primary or investment residence. When you get a mortgage usually it will take 20-30 years to pay off the principal as well as the interest. You will get a bill every month, thereby paying off the loan over time.

There are two kinds of interest rates when it comes to a home mortgage: fixed and floating. If it is fixed it will remain the same throughout the years. If it is floating, however, the interest rate may be subject to change depending on a number of factors in the economy. The Federal Reserve sets the FFR (federal funds rate) which affect mortgage rates. If you are someone with good credit you have a much better chance of getting a lower interest rate on your mortgage.

There are a lot of advantages which come when you take out a mortgage to buy a home. The first and most obvious is that you will be the proud owner of a home without paying a lump sum of money. You won't have to pay the full amount of the house up front, which can be much more convenient because generally houses are a very large purchase. You can then use the other money which you are saving for other projects and investments. Mortgage loans also improve your credit score and reduce tax liability. You may also get a home equity loan to get some needed cash if you are in a bind. There are a lot of ways you can benefit from our services.

You can experience all of these advantages when you get a home mortgage with a professional. Instead of finding your own way through the financial world trying to get the right mortgage from you, you can utilize options and talk with professionals in order to find the right plan. Professional home mortgage lenders genuinely care about your financial future and they are happy to work with you and cater to your unique financial situation. As a borrower you will be given more options when it comes to your real estate purchases.

By coming to a professional firm you can also benefit from refinancing your home and you get cash back. If you have a lot of equity you can do a cash-out refinance. This can be a very useful tool, one which they offer, and will allow you to use that money when you are in a financial bind or you are doing some other important project and lack the financial means.

As mortgage lenders they will offer you all of the services and the choices of any other business in our field, but you can also count on our knowledge and expertise. Those working for these firms are truly dedicated to your financial needs. You can't go wrong selecting our mortgage lender firm, because these professionals guarantee quality service.


Walking through the aisles of the shelter, some dogs just get overlooked. Sometimes it's because they are calm in the back of their kennel, or is just another grey dog. Sometimes it's both, as it is for Garri. You might miss him walking past because he's calmly waiting in his kennel.

Waiting to be the kind of dog someone will want. But hoping it will be forever this time. Hes been let down enough - found as a skinny stray, quickly adopted, returned and now on death row today. Nobody wants him. Nobody asked about him. Nobody seems to care.


We are NOT the City Shelter to where pictures were taken. FOR MORE INFO ON THIS PET please contact:
Animal Care Centers of NYC (ACC) at (212) 788-4000
Ask for information about animal ID number Garri ID# 39702

Shelter contact information:
Phone number (212) 788-4000 (automated only)
Manhattan Shelter: 326 East 110 St. New York, NY 10029

STATUS : - read comment for update from crossposter
A no-cost mortgage (NCM) is one on which all lender fees are waived, and (subject to the possible exceptions described below) other fees are paid by the lender. The quid pro quo is a relatively high interest rate, which makes the NCM costly for borrowers who expect to have their mortgage a long time. But if the borrower has limited cash, avoiding an upfront cash drain may be much more compelling than the higher interest cost spread over many years.

No-cost mortgages have one feature that I like a lot. Because lenders offering NCMs pay for services obtained from third-parties, such as title companies and appraisers, they have an incentive to find the service providers offering the lowest price. When borrowers pay for these services, which is most of the time, lenders generally accept high prices that make the service providers beholden to them.

The relative simplicity of a mortgage with only one price dimension is also attractive. In principle, it should make price-shopping much easier. Unfortunately, ambiguity about which costs are covered and which aren't can nullify this benefit.

Don't Confuse No-Cost With No-Cash

"No-cost" means either that there is no charge, or that the charge is paid by the lender with the lender's own funds. "No-cash" means that the borrower has no out-of-pocket payment to make at closing. However, there may nonetheless be a charge due at closing that will be paid by the borrower with funds borrowed from the lender. In such case, while there is no out-of-pocket payment, the loan balance at closing will be larger by the amount of the charge.

Confusing no-cash with no-cost is one of the worst mistakes a borrower can make, and it happens often, especially on refinances. Borrowers who are refinancing are often unsure exactly what their old loan balance is, and may not notice that the new balance includes a fee paid to a third party involved in the transaction.

Which Costs Are Covered?

All charges that are ordinarily paid directly to lenders, such as points, origination fees, lock fees, and application fees are covered by the no-cost provision. The same is true of charges paid to third parties for services required by the lender, such as title insurance (lender policy), flood insurance, appraisal, credit report, and legal services. One possible exception is per diem interest, which is the interest charge between the closing date and the first day of the following month.

Charges that are viewed as the responsibility of the borrower, even though the lender may require them, might or might not be covered by the no-cost provision. These include:

Escrows for taxes and insurance, which are borrower funds set aside to assure payment of the borrower's future obligations.
Homeowners' insurance.
Owner's title insurance.
Transfer taxes charged by governmental entities. These vary from one governmental jurisdiction to another, and are the least likely to be covered.
Shopping For a No-Cost Loan

One shopping strategy is to compare NCLs offered by lenders who merchandise them. To do this successfully, you need three pieces of information from each such lender.

Settlement costs that are not covered by the no-cost provision.
The interest rate on your preferred loan.
Available validation of the rate on the lock date.
The last item deals with the problem, which I have discussed in previous articles, that some lenders low-ball the rates they quote to snare deals, then raise them when they lock and it is too late for the borrower to bail out. The rate they quote should be the rate at which they would lock if all the processing had been completed. Perhaps the best way for a lender to validate the accuracy of a price quote is to provide the borrower with access to the pricing system used by the firm's loan officers.

Rolling Your Own No-Cost Mortgage

NCMs are available from any lender, whether they market them as such or not. Every lender develops a pricing matrix of interest rates and points on every loan product. Points are upfront payments expressed as a percent of the loan amount. At higher interest rates, points become negative, meaning that the lender pays the borrower rather than the reverse, and are referred to as "rebates." Since lenders use rebates to pay borrower settlement costs, rebates are what make NCMs possible.

The challenge is to find the interest rate that carries a rebate just large enough to cover all the settlement costs of the transaction. If the rebate isn't quite large enough, some costs will have to be paid by the borrower, but if the rebate is too large, the borrower will lose the excess. Rebates cannot be withdrawn in cash or used for the down payment. In general, it is better to have a rebate that is not quite large enough than one that is larger than needed.

For more information on mortgage settlement costs, mortgages in general, or to compare mortgage offerings from multiple lenders in a fair, unbiased environment please visit my website The Mortgage Professor.