{"id":940,"date":"2020-07-30T06:00:23","date_gmt":"2020-07-30T10:00:23","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=940"},"modified":"2024-04-25T23:20:30","modified_gmt":"2024-04-26T03:20:30","slug":"heloc-how-home-equity-lines-of-credit-impact-a-homes-title","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/heloc-how-home-equity-lines-of-credit-impact-a-homes-title\/","title":{"rendered":"HELOC: How Home Equity Lines of Credit Impact a Home\u2019s Title"},"content":{"rendered":"\n
\"Image<\/figure><\/div>\n\n\n\n

Home buying is a wealth-building\nstrategy<\/a>, as well as a way to own a living space. As a homeowner\npays off the mortgage over the years, the home becomes a store of value. That\nequity can be useful for making renovations or pursuing new business investments.\n<\/p>\n\n\n\n

A home equity line of credit, abbreviated as HELOC, enables homeowners to reach and use the value they\u2019ve accumulated in their homes. An owner might tap into their home equity to increase the value of the home still further. The interest on a HELOC can be a tax deduction<\/a>, if the reason for taking out the loan is to improve the real estate\u2019s value. <\/p>\n\n\n\n

The owner pays a small annual fee, say $50, in exchange for this ability to borrow against the equity. The percentage of equity the lender might approve for the account could be as much as 85% of the home\u2019s value<\/a> \u2014 minus the current mortgage debt.<\/p>\n\n\n\n

So, just like an original mortgage, a HELOC allows the\nhomeowner borrow against the value of the real estate asset. Given that the HELOC\ncollateral is the home, the homeowner will want to steer clear of any activity\nthat could make it more of a stretch to repay the loan, raising the risk of\nlosing the house to the lender. <\/p>\n\n\n\n\n\n\n\n

Selling a House With a HELOC<\/h2>\n\n\n\n

Imagine you\u2019ve had a HELOC with a 10-year line of credit for\nfive years. You\u2019ve used it wisely. You\u2019ve bought a truck and started a\nlandscaping business. Now, you\u2019d like to sell your home, which today is worth\n$100,000 more than you paid for it. That profit will be eaten up immediately by\nyour landscaping business, which needs a tractor and a regular assistant. Can\nyou keep your equity line for five more years?<\/p>\n\n\n\n

Here\u2019s why the answer is no. Your HELOC was recorded as a second\nmortgage or deed of trust<\/a>\nby the county recorder. Now, if you\u2019re going to sell your home, the buyer will\nwant a title clear of encumbrances. The lender won\u2019t release its lien from your\ntitle before you resolve and close out your HELOC. <\/p>\n\n\n\n

This makes sense when we consider the lender\u2019s perspective.\nA HELOC is secured by a homeowner\u2019s equity in the property. If that owner\ntransfers the house, and becomes unwilling or unable to continue the monthly\npayments, the lender has nothing to foreclose, and thus no leverage to compel the\nborrower to find ways to repay the HELOC.<\/p>\n\n\n\n

There are two takeaways here. First, whether a HELOC is your\nsecond or only mortgage, you could lose the home to foreclosure if you fail to\npay it off. Second, before you sell your home, you\u2019ll have to terminate the\nHELOC.<\/p>\n\n\n\n

Pro tip:<\/em><\/strong> Before closing the account, you could owe a lump sum or balloon payment. Pandemic-related circumstances can turn HELOCs into hardships. Some lenders may agree to offer loan modification and forbearance for home equity lines<\/a>.<\/p>\n\n\n\n

Averting a Settlement Crisis<\/h2>\n\n\n\n

Imagine this scenario: You paid off the HELOC a long time\nago, but never requested termination. Now, before settlement can conclude, you\nmust get a release from the lender.<\/p>\n\n\n\n

Just because you\u2019ve paid off the account, doesn\u2019t mean\nyou\u2019ve closed it. In contrast to your regular mortgage, HELOC accounts offer funds\nthat can be drawn, paid back, and then redrawn. This is why the account stays\nopen until the borrower formally asks for it to be terminated.<\/p>\n\n\n\n

Owners sometimes do overlook this. Some owners never draw\nfrom the account at all. Where no monthly payment is due, there may be no monthly\nbilling statement. But whether or not you use the funds made available through\na HELOC, the loan is attached to your home. When you\u2019re finished, have the\nlender release the lien and clear your title. Don\u2019t wait until years later \u2014 by\nwhich time the HELOC might have been assigned to another company, and clearing\nthe cloud will entail complicated communication and research.<\/p>\n\n\n\n

Keep in mind, too, that where the lender does not require a title\ninsurance policy, a HELOC can fall through the cracks, failing to get recorded\nor released. So do keep evidence of all payments and communication with the\nlender, and have that ready with your documentation when you go to sell your\nhouse. <\/p>\n\n\n\n

Pro tip:<\/em><\/strong> Buying a new home? Consider the\nimportance of owner\u2019s insurance. HELOCS that go unrecorded or are yet to be\nrecorded will be missed in title company\u2019s searches, and can cloud your new\nhome\u2019s title. HELOCs can also be vehicles for seller fraud. Picture the seller\nwho takes out a HELOC just before the sale \u2014 simply to access the funds, with\nno intention of making payments on the account. Fast forward several months after\nclosing, when the HELOC lender sends a notice of foreclosure to the current\nowner \u2014 who knew had no idea what the former owner was up to\u2026 <\/p>\n\n\n\n

It happens.<\/p>\n\n\n\n

Nuts and Bolts<\/h2>\n\n\n\n

As with mortgages in general, expect plenty of requirements\nand documents<\/a> to be involved. The HELOC approval process\ninvolves title searches, truth-in-lending disclosures, and attorney opinions. Many\nsteps involve upfront fees and costs. There\u2019s the underwriter approval, the\nsigned note, and the recorded lien. Your circumstances might also call for a\npower of attorney, which would also be recorded with the county.  <\/p>\n\n\n\n

And just as with a regular mortgage, the homeowner must\nproduce proof of income and tax returns. The mortgage company will run a credit\nreport and examine the owner\u2019s mortgage payment history. The underwriter will\nlikely insist on a full home appraisal to confirm the home’s value \u2014 and\ninsurance to cover known hazards.<\/p>\n\n\n\n

Read all the loan paperwork. Note that HELOCs have variable\ninterest rates. To start off, the lender takes the standard rate, then marks it\nup based on the applicant\u2019s credit rating. As standard rates change, the HELOC\ninterest rate will vary. Check for the cap over the life of the loan. Be\nprepared to pay that much interest.<\/p>\n\n\n\n

During the draw period, which frequently spans ten years,\nyour monthly payments go to the interest. As with a regular mortgage, you can probably\npay into the principal as desired. Ask the mortgage specialist about this, if\nyou want the option.  <\/p>\n\n\n\n

You must stop borrowing during the repayment period, which\nmay span 20 years, unless your lender allows renewal. At this point the monthly\npayments tend to be higher \u2014 encompassing both interest and principal. <\/p>\n\n\n\n

Some HELOCs have opening fees and early payoff penalties, so\nlook for those provisions, too. <\/p>\n\n\n\n

The Reward: Flexibility<\/h2>\n\n\n\n

The decision to apply for a HELOC might be right for you. It\ncan make good sense for those who need to have funds at the ready, but not\nnecessarily for immediate use. Some homeowners use as much equity as they can\nreach. Others open the credit line with a zero balance, and pay no interest on\nit unless and until the right time comes to use it. <\/p>\n\n\n\n

All things considered, the HELOC\u2019s most important benefit is\nflexibility.<\/p>\n\n\n\n

Supporting References<\/p>\n\n\n\n

Federal Title & Escrow Company: Three Reasons HELOCs Create Title Headaches<\/a> (July 13, 2012). <\/p>\n\n\n\n

Clare Trapasso, Homeowners Are Rushing to Get HELOCs<\/a> \u2014 Should You Do It, Too?, Realtor.com<\/em> (June 14, 2018).<\/p>\n\n\n\n

Holden Lewis and Kate Wood, HELOC: Understanding Home Equity Lines of Credit<\/a>, NerdWallet<\/em> (June 5, 2020).<\/p>\n\n\n\n

Photo credit: Michael Longmire<\/a> via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"

Home buying is a wealth-building strategy, as well as a way to own a living space. As a homeowner pays off the mortgage over the years, the home becomes a store of value. That equity can be useful for making renovations or pursuing new business investments. A home equity line of credit, abbreviated as HELOC, […]<\/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":[71],"tags":[],"class_list":["post-940","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"\nHELOC: How Home Equity Lines of Credit Impact a Home\u2019s Title - Deeds.com<\/title>\n<meta name=\"description\" content=\"A home equity line of credit, abbreviated as HELOC, enables homeowners to reach and use the value they\u2019ve accumulated in their homes.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.deeds.com\/articles\/heloc-how-home-equity-lines-of-credit-impact-a-homes-title\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"HELOC: How Home Equity Lines of Credit Impact a Home\u2019s Title - 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