Veterans helping veterans buy homes

As a veteran, how do you know if you are eligible for a VA mortgage loan? The requirements are listed below. For further information or clarification call one of our VA Home Loan Specialists

• You have served 90 consecutive days of active service during wartime
• You have served 181 days of active service during peacetime
• You have more than 6 years of service in the National Guard Reserves
• You are the spouse of a service member who has died in the line of duty or as a result of a service-related disability

• Certificate of Eligibility

• After establishing that you are eligible for a VA home loan, you will need a Certificate of Eligibility (COE). The COE verifies to the lender that you are eligible for a VA-Guaranteed mortgage loan.

  It may be possible to obtain a Certificate of Eligibility from your lender. As a lender specializing in VA Loans we have access to the ACE (Automated Certificate of Eligibility) system. This Internet based application allows us to establish eligibility and issue an online Certificate of Eligibility in a matter of seconds.

  If we cannot obtain your COE electronically other measures can be taken. A COE can be obtained directly with proper documents. Please refer to the table below for your specific scenario:

• Evidence Needed to Prove Your Eligibility to Obtain a VA Home Loan

• Veteran

  DD Form 214 - required to have a copy showing the character of service (item 24) and the narrative reason for separation (item 28).

  Active Duty Service Member

  A current statement of service: Signed by (or by the direction of): the adjutant, personnel office, or commander of the unit or higher headquarters showing:

  • 1. Your full name
  • 2. Social Security Number
  • 3. Date of birth
  • 4. Entry date on active duty
  • 5. The duration of any lost time
  • 6. The name of the command providing the information
  • •           i. VA form 21-534
    •          ii. DD214 (if available)
    •         iii. Marriage License
    •         iv. Death Certificate or DD Form 1300 – Report of Casualty

       

    • Current National Guard or Reserve member who has never been Federal active service

      A current statement of service: Signed by (or by the direction of): the adjutant, personnel office, or commander of the unit or higher headquarters

      Showing:

      • 1. Your full name
      • 2. Social Security Number
      • 3. Date of birth
      • 4. Entry date on duty
      • 5. The duration of any lost time
      • 6. The name of the command providing the information

      Discharged member of the National Guard who has never been activated for Federal active service

      NGB Form 22, Report of Separation and Record of Service, for each period of National Guard service
      -OR-
      NGB Form 23, Retirement Points Accounting, and proof of the character of service

      Discharged member of the Selected Reserve who has never been activated for Federal active service

      Copy of your latest annual retirement points statement and evidence of honorable service

      If you are a Surviving Spouse in Receipt of DIC (Dependency & Indemnity Compensation) benefits

      Submit VA form 26-1817 and veteran’s DD214 ( if available)
      Include veteran’s and surviving spouse’s social security number on the 26-1817 form

    How to Obtain Your Certificate of Eligibility

    Instructions on how to get your Certificate of Eligibility Click for Printable Instructions

  
  

  100% VA Construction Loan

  This program is almost a “unicorn!” It’s nearly unavailable in the industry because almost no company wants to bet on the success of the VA borrower.  This program allows for the purchase of land and the construction of a home, either manufactured home or stick build.

   

  The VA Renovation Loan

  This program is a “lost leader” and rarely promoted. It allows for minor renovations by a licensed contractor IN EXCESS of the appraised value.  That’s the magic right there!  An extra $50,000 can be financed over and above the purchase price. More than that and it get's complicated - you'll need a HUD consultant. Those funds are distributed through an escrow draw to the contractor.

  

  Schedule A Call Today!

   

  Here Are The Challenges That You Unfortunately Face...

  Here are the “market challenges” that a Veteran friendly real estate agent, who is truly "VA savvy" can help you overcome:

  1. Sellers ideally want the “substance” and speed to close of an all-cash offer – no appraisals or financing to get in the way the closing.
  2. They prefer a thick & juicy conventional offer vs. a VA buyer with no “skin in the game.” VA zero down and zero closing costs represent a limited commitment in the seller’s eyes.
  3. Sellers prefer the strong commitment of LARGE earnest money (Good Faith) escrow deposits from all-cash buyers and juicy conventional offers. VA buyers tend to offer slim earnest money deposits to escrow – smaller commitment.
  4. Sellers are resistant to the escrow terms typically written into a VA purchase contract vs. the alternative quick-close escrows of an all-cash buyer or the often more rapid escrows common to conventional buyers.
  5. Sellers don’t like the “VA non-allowable” closing costs that must either be paid for by the lender or paid for by the seller, thereby increasing the seller’s closing costs.
  6. Sellers don’t care for the stringent inspection standards required and conservative valuation results produced by the VA appraisers. This is in contrast to no appraisal required from an all-cash buyer or a different type of appraisal (not VA approved) produced for a conventional buyer.

  To overcome these obstacles, you'll need a team that is committed to you and your goals.

  Within the lending industry, it's not uncommon to find that you are just a number in their computer data base, or a cog in their giant impersonal machine where your experience is definitely NOT Veteran friendly, but feeling more like being back in boot camp or basic training. They say, "We do VA loans," but what does that really mean?

  Worse still, with real estate agents, there can be a lack of commitment or experience. We get phone calls all the time that sound like this, "My agent isn't calling me back. Or, "We made an offer on a home or condo and just before the deal was supposed to close, we found out the project wasn't VA approved!" - All too common...and sad.

  Work with Veteran friendly real estate agents who have experience flexing their "VA savvy" muscles! And make sure they have a tight relationship with a VA Loan professional.  You earned it, so you deserve the best support!