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well good oh it is afternoon good afternoon lydia hi sarah how are you great doing great thanks for uh joining me today as we're gonna talk about um you know sometimes they call us crazy for talking about forbearance this much but hey it's real and it's definitely impacting our business and real estate and borrowers right now exactly and people and people don't know they don't know what it is they don't know that they're in them they don't know what they got into and so we want to try to make it so that everybody understands what they're getting themselves into or have gotten themselves into exactly exactly and and the reason we keep talking about forbearance forbearance is a program that is really was created to help borrowers stay in their homes this is not the foreclosure moratoriums it's not the you know that stuff this is all about keeping borrowers who own their homes in their homes and so we're watching these numbers we're watching what's going on so i'm just going to kind of go over a little you know a few of the things um you know this week the percentage of borrowers and four barons stayed flat 5.38 or about 2.7 million borrowers this number if we really look at it has not changed that much in about three months it's you know who in stages has changed but you know kind of it's it's really been a little flat and uh mike mike fred and tony who's the senior vice president chief economist for the mba mortgage bankers association said while forbearance requests drop slightly the rate of exits from forbearance was at their slowest pace since mba began tracking the exit data last summer and you know he's talking about where we there's still a lot of anxiety out there there's still a lot of people who are struggling out there so that's why he's kind of saying you know what a lot of the people that have been affected negatively are still the ones that are negatively affected you know where we have like 85 of working people stayed they still have their jobs to join but that 15 percent of people they're getting beat up and um you know when we look at it so we also are looking at the so the number of exits from the forbearance plan is slowing um where we can look at like so black knight uh data services they they believe that in january and february we're gonna have a total of 860 000 exits we saw more in december alone exit so you know when we're starting to see it's going to be a slower rate and even when we start looking at the stages so when people get into their you know what are these new forbearance plans what do the stages look like so the initial stage did decrease slightly it's at a little over 18 extensions remain flat and that's just over it's it's 79.3 percent and re-entries did actually increase a little bit and it's it's a little over two and a half percent so it's the vast majority are people who are on extension and now with the we have right now forbearance you can get into a plan through the end of february if you're if you have an fha or va loan fhfa backed mortgages it's through the end of march but it is part of the latest stimulus package proposal to extend that through the end of september as well right when we start looking at okay now who's exiting what kind of situation are they in um they're kind of two numbers that i really like to look at it's not it doesn't encompass everybody but 44.2 of the borrowers when they exit their plan they're current whether they got caught up or stayed current that that includes both then and that that actually dropped from 44.4 last week um the number of that we want to watch for is 13.4 that state flat week over week and that is the number that is the borrowers who are exited forbearance with no loss mitigation plan in place these are the people that need help so you know if you think about it if all that 2.7 million were to exit their forbearance plan now that's about 362 000 borrowers that have that would have no plan in place so that's going to be a group that you know definitely as real estate professionals we need to be helping them guiding them through their options yep yeah and that kind of leads me to you know what lydia and i were just talking about this this is kind of a big deal for people within the real estate industry is changes within this the consumer finance protection bureau also known as the cfpb they oversee all title companies mortgage lenders i mean and they enforce respa they're they're big they're very powerful organization now when it was created in the dodd-frank act in 2010 it was created to be uh you know kind of really heavily regulate people within you know financial institutions within real estate or within you know people for dealing with borrowers for our purposes within real estate it's gonna be lenders and title so right when it started it was a richard cordray was very very intense he was all over it there was a lot of fines there were a lot of things happening he was very very active now under the trump administration it did get scaled back quite a bit and a lot of people in our industry liked having you know kind of a less intense watchbot watchdog over our shoulder right now with under the biden administration they are talking about it being more similar to how it looked under the obama administration and that is with much more heavy regulations from the cfpb and why i'm talking about this just full circle they're kind of coming in and the new acting director is he's basically hitting the ground running he made these announcements that is saying so they are immediately implementing focus on two things and one of them and i'm going to look at my notes real quick and he was basically saying that it's going to be protecting consumers from uh facing financial hardship due to covid yeah and the other one is racial equity so those are the two big focuses now for our purposes today we talk about forbearance it's part of that you know protections for kovitz now um the the couple bullet points that it's really going after is saying mortgage servicers gave consumers incomplete or inaccurate information regarding cares act forbearances failed to process forbearance requests and collected assessed late leads are late fees despite having approved forbearances so it's really they're really going to be all over the structure of forbearance what that looks like how it's working out for the borrowers how it's working for the servicers and they're coming after the servicers they are what that is gonna happen and you know lydia and i we've attended several freddie mac uh webinars and i mean lydia what what is the biggest kind of blaring comments they don't get at the end of every one of these so everyone that we have been involved with both freddie and fanny um they always reiterate please tell you title people real estate agents lenders need to educate your clients on what a forbearance is how how they work how to exit how to do the exit strategies and i will tell you probably 90 or 95 of people within our own industry don't even understand them like you and i do but we've been doing this for a long time and we've been you know we've been you do so much research on forbearances and what that what does that actually mean and i remember that way back a year ago um one of my lenders from a bank actually said to me do not let any of your customer or your clients call their bank or their servicing company and say anything about what's the forbearance how can you know because back then in the very very very beginning they were literally putting people on forbearance that were just calling up asking about them they weren't even and there was like no paperwork involved you know it was it was just all it was it was a wild it was a mess it was a wild west of the for forbidden so absolutely and and they did say that freddie and fanny both said that they let the servicers have you know free reign in the beginning and then when they discovered that a lot of them were not doing proper paperwork and educating their customers that they had to kind of come in and some of them have changed they were changing around april may time frame and there was some some updates on those things and we had discussed all that way back in the beginning but that's the concern that that i have as a real estate agent is i i even had my like i told you last week my friend who um who was concerned about her job situation and she called her bank and said oh yeah you qualify for a forbearance for three months you can do a forbearance well then she called me for advice and said i'll do the forbearance february march and april and then i'll refi in may and i go you can't refi in may because there's rules about refinancing and a lot of lenders are starting to see this when they start doing the paperwork on these people they're starting to see that they were in a forbearance and they haven't had those three consecutive payments and that's what you have to have to be able to refinance so as a real estate agent you know we we have to we are we have fiduciary responsibilities and we you know everybody thinks oh we're just opening doors and we're just buying and selling no it's it's we have to look at the whole picture and people don't realize that because i just met you know i do a lot of probate work and i met with a woman on monday night who lives around the corner from me who lost her husband and it's a second marriage so it her house is not in a trust so it has to go through a probate and she has to sell it so i said to her when we sat down i said so what are you going to do once selling the house isn't going to be an issue we don't have a lot of inventory right now you and i looked at the the there's 4739 active listings in all of maricopa county that's no that's all of armless that's everything that's everything that's single family mobile condos town homes modulars um that's everything that we have 4700 that's like nothing nothing and and that's why people are getting 75 offers for once they put them on the market and of course you and i know that the lower the that price the more um the more people you're going to get for contracts because you're fighting with the people that are downsizing you're fighting with the first time home buyers um you know those two and three bedroom 200 000 homes are going for 50 000 more than what they should because there just isn't enough inventory site unseen they're removing um the appraisal contingency they're removing the um the uh contingency they're paying all the they're paying all the um transfer fees i mean you see it too i know it at your office with the titles but um but that's that's the thing i mean selling the home for her was it's not going to be an issue we're going to probably get a multiple offer situation but i said to her i go what are you going to do to buy your house and she said well i could live with my parents for a month or two and i go it's going to probably take more than a month or two to find out that you're going to like and i mean with the with the amount of inventory we have i mean i just i said to her i go let's go out and look for a house first because we could always throw hers on the market and probably do a simultaneous close once we find a house for her so real estate agents are more than i mean we have a fiduciary for for people i mean people don't realize it's not just opening a door and writing up a contract it's it's everything and if you're a good agent you will look there's been a couple of agents i was told um a couple days ago there's been quite a few people that have sold someone's house and now they can't find a house to buy because they wanted to sell their house first and really the agent should have educated them and said okay let's go look for a house first because we'll be able to sell your house or if they can't qualify for both homes they can do a bridge loan there's all kinds of other things you can do to get your clients you know and it's the same with forbearances you need to educate yourself to know what those what are your options because the last thing we want is for someone to be homeless or or lose the equity of their home i mean you know what i'm saying with these forbearances you've got third party people you know taking i like i hope they're not taking advantage but they're not giving them the full scoop they'll say i'll buy your house for this much and these people don't know what their house is worth so they think it's a little bit more than what they bought it for and they think oh i'm not excited but but they don't realize that their house has gone up even way higher i mean we talked about one where it was we saw the agreement for sale 170 000 and i was like what a house is and seventy thousand in mesa right so i looked it up and the zestimate i just went to zillow the zestimate was 230 and you know that sounds a whole lot more likely for a single family in that part of mesa than 170 and you know is that mean that seller is leaving 70 60 000 on the table yes yeah that's a lot of money exactly what that means yeah it is and people don't realize that and you know we are in un uncertain times right now we don't know where the economy is going they're talking about inflation and so we need to be really smart about how we do things and we need to you know don't panic sell or don't panic don't ever make a decision in a panic situation absolutely you have to step and that's hard to do i i've heard there so i understand you have to step back take a breath and and talk to someone and say okay what are my options you may only have two options you may only have one option but if you the earlier you do it the more options you'll have and i always love to give people more than none because once you only have one option and that's to sell it and that's it you know now now that defeats the purpose of keeping people in their houses absolutely absolutely so you and i both know that this is this is a crazy time right now and just don't be taken by advantage of and and talk to you know educate yourself and talk to someone and find out what exactly is my house worth and what are exactly are my options you know sometimes just just you know like i told my friend who was looking to um do the forbearance i go so after that three months they said you'll have to pay your house payment plus a little more to make up for the difference i go you can't even make your 1700 house payment now what makes you think you're gonna be able to make your two thousand dollar house payment in three months from now i mean right you get you have to think you know logically so some suggestions that i gave her was why don't you um why don't you get a renter a short-term renter three to six month person to come in they can take the two bedrooms that you're not using in the bathroom and you can charge a pretty decent amount and it will help both parties so absolutely there's other ways to to do things that can help your situation without panicking so that's probably my biggest um advice to people is let's sit down let's see what all your options are and don't panic yes yes don't panic i love this don't panic and it's i mean absolutely that's where we are and don't pay on excel talk to somebody do some homework so yeah yeah and sarah and i are always here to talk to you and we i mean i try not to push people into something that i know isn't going to be good for them so even if you want to talk to us and you don't sell your house that's okay we want to give you all of your options right up front so that you can make an informed decision absolutely that's what we want that's that's our ultimate goal so yes absolutely well thanks sarah thanks lydia this was great good conversation and i look forward to talking to you again about this next week i will see you next week thanks take care bye

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