{"id":719,"date":"2019-08-05T11:43:38","date_gmt":"2019-08-05T15:43:38","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=719"},"modified":"2024-04-25T23:21:04","modified_gmt":"2024-04-26T03:21:04","slug":"how-getting-a-mortgage-with-a-co-borrower-affects-the-deed","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/how-getting-a-mortgage-with-a-co-borrower-affects-the-deed\/","title":{"rendered":"How Getting a Mortgage With a Co-Borrower Affects the Deed"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/getting-a-mortgage-with-a-co-borrower-1024x538.jpg\" alt=\"Image of a smiling woman on a house lined street holding the hand of a person while leading them down the street. Captioned: How Getting a Mortgage with a Co-Borrower Affects the Deed\" class=\"wp-image-720\" width=\"512\" height=\"269\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/getting-a-mortgage-with-a-co-borrower-1024x538.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/getting-a-mortgage-with-a-co-borrower-300x158.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/getting-a-mortgage-with-a-co-borrower-768x403.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/getting-a-mortgage-with-a-co-borrower.jpg 1080w\" sizes=\"auto, (max-width: 512px) 100vw, 512px\" \/><\/figure><\/div>\n\n\n\n<p>Loan\nunderwriters are hard to please. When a mortgage loan approval eludes the\nhopeful homebuyer, another signature on the papers might be&nbsp;the only way\nto move forward.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Why\nWill a Lender to Refuse to Approve a Mortgage Loan?<\/h2>\n\n\n\n<p>The reasons\ncan be several:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The hopeful buyer does not have enough credit history.<\/li><li>The applicant has not had any (or enough) W-2 income for the past two years. Lenders balk at 1099 and independent contractor income, so it\u2019s harder for gig-economy workers or self-employed entrepreneurs to qualify.<\/li><li>The hopeful buyer\u2019s debt-to-income (DTI) ratio\u2014monthly financial commitments divided by gross income\u2014is too high. The U.S. Consumer Financial Protection Bureau suggests that borrowers with a <a href=\"https:\/\/www.consumerfinance.gov\/ask-cfpb\/what-is-a-debt-to-income-ratio-why-is-the-43-debt-to-income-ratio-important-en-1791\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">higher than 43% debt-to-income ratio<\/a> can run into trouble making their monthly mortgage payments. <\/li><\/ul>\n\n\n\n<p>Should one\nor more of these factors frustrate&nbsp;the loan applicant, the&nbsp;financial\nbacking of an additional person may&nbsp;demonstrate to an underwriter that the\nloan can be repaid.<\/p>\n\n\n\n<p>Before\nfinding or being an angel, it\u2019s important to know what role the helper will\nplay. The extra person might simply be co-signing\u2014but in all likelihood they\u2019ll\nactually co-own the home.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The\nCo-Signer&nbsp;for a Mortgage Loan Is&nbsp;Not On the Deed.<\/h2>\n\n\n\n<p>A second\nperson can co-sign the mortgage loan without being on the title and&nbsp;deed.\nThis may happen with an FHA loan, which is more likely than a conventional loan\nto accept the assurances of a non-occupant co-signer. If the title names only\nthe primary borrower, the&nbsp;co-signer is technically a<em> guarantor<\/em> rather than a\nco-borrower.<\/p>\n\n\n\n<p>What is the\ndistinction? A guarantor does not actually have a legal interest in the asset.\nFor example, a guarantor may not pledge the property as loan collateral.<\/p>\n\n\n\n<p>A mortgage,\nby definition, pledges the home as collateral for the loan. This is why\nmortgage lenders prefer\u2014and often require\u2014that every borrower\u2019s name goes on\nthe title.<\/p>\n\n\n\n<p>So, if you\nare expecting the assistance of a co-signer to get a loan approval for a home,\nprepare to accept a shared ownership arrangement\u2014at least until you can arrange\na successful refinancing.<\/p>\n\n\n\n<p><strong><em>Pro\ntip:<\/em><\/strong><em>\nSome mortgage loans, FHA loans included, are assumable with the same terms and\ninterest rate that were originally extended. This may enable a buyer to get\napproved for a loan with a co-owner, then assume the loan\nindependently&nbsp;later under the same terms.<\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The\nCo-Borrower Is&nbsp;Named on the Deed.<\/h2>\n\n\n\n<p>A\nco-borrower on a mortgage loan is also a co-owner. Both borrower\nand&nbsp;co-borrower are named on the real estate title, deed, and\nmortgage\u2014even though the co-borrower never expects to pay a penny. &nbsp;<\/p>\n\n\n\n<p>And although\nthe co-borrower never expects to pay, unexpected emergencies can arise. If the\nprimary buyer, who lives in the home,&nbsp;cannot make a monthly mortgage\npayment, the lender holds a non-occupant co-owner just as responsible for the\npayment.<\/p>\n\n\n\n<p>This means\nthe co-owner is actually responsible for the month-by-month payment of the\nloan\u2014unlike a guarantor, who will only be called on to pay the outstanding debt\nafter a primary borrower\u2019s default. Should this worst-case\nscenario\u2014default\u2014occur, a&nbsp;guarantor, who is not on\nthe&nbsp;deed,&nbsp;has&nbsp;no claim to the value of the home purchased\nthrough the mortgage loan. Guarantors pledge&nbsp;their own assets as\ncollateral.<\/p>\n\n\n\n<p>In the\nbest-case scenario, the primary buyer enjoys the home and makes monthly\nmortgage loan payments faithfully. After a while\u2014especially if the home\nappreciates in value\u2014the primary buyer can significantly&nbsp;lower the\nloan-to-value ratio on the home. Then, when the primary buyer successfully\napplies for refinancing as a sole buyer, the co-owner will go to the deed\nrecorder\u2019s office in the county where the property is located, and take their\nname off the deed. More on this below.<\/p>\n\n\n\n<p>While\nco-ownership can be a great option for buyers who are also life partners, this\narrangement is rarely what a single&nbsp;person has&nbsp;in mind when deciding\nto buy property. Yet&nbsp;a non-occupant co-owner can provide an essential\nstepping stone on a buyer\u2019s way to individual home ownership.<\/p>\n\n\n\n<p><strong><em>Pro\ntip:<\/em><\/strong><em>\nIf you agree to serve as a co-buyer to enable a primary buyer to purchase a\nhome, consider creating a separate, legally binding agreement under which the\nprimary buyer secures refinancing approval two years after the initial\npurchase. Hold the primary borrower responsible for allowing you to come off\nthe mortgage, the deed and title, and the homeowner\u2019s insurance policy by the\nagreed-upon time frame.<\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>All&#8217;s Well That Ends Well<\/strong>\u2014<strong>When&nbsp;the&nbsp;Co-Borrower Comes Off the&nbsp;Deed.<\/strong><\/h2>\n\n\n\n<p>When the primary borrower succeeds&nbsp;in refinancing the home independently,&nbsp;the co-borrower can sign the deed over to the new sole homeowner. A <a href=\"https:\/\/www.deeds.com\/quitclaim-deed\/\">quitclaim deed<\/a> can relinquish the co-borrower\u2019s interest.<\/p>\n\n\n\n<p><strong><em>Pro\ntip:<\/em><\/strong><em>\nIf you are a non-relative, and you agree to serve as a co-buyer to enable a\nprimary buyer to purchase a home, speak with the title company about limiting\nyour percentage of ownership interest. This will allow the primary buyer to pay\na lower&nbsp;real estate transfer tax, when the time comes for you to convey\nyour portion of the interest to the primary buyer. <\/em><a href=\"https:\/\/www.deeds.com\/articles\/real-estate-transfer-taxes\/\"><em>Transfer taxes<\/em><\/a><em> typically apply to\nreal estate conveyances between people who are not related. Transfer taxes are\nstate taxes. Most but not all&nbsp;states impose these taxes.<\/em><\/p>\n\n\n\n<p>Now, only\none owner is named on&nbsp;the title and deed. Congratulations all around!&nbsp;\n\nAnd&nbsp;the\nname of the&nbsp;good Samaritan co-borrower will&nbsp;forever be etched into\nthe home&#8217;s chain of title.\n\n\n\n<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Loan underwriters are hard to please. When a mortgage loan approval eludes the hopeful homebuyer, another signature on the papers might be&nbsp;the only way to move forward.<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[102,57],"tags":[],"class_list":["post-719","post","type-post","status-publish","format-standard","hentry","category-co-borrower","category-mortgage"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How Getting a Mortgage With a Co-Borrower Affects the Deed - Deeds.com<\/title>\n<meta name=\"description\" content=\"Before finding or being an angel, it\u2019s important to know what role the helper will play. 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