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Exam 6: Mortgages: Additional Concepts, Analysis, and Applications

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Question 1

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Which of the following statements about the loan in the question above are TRUE?

A) The market value of the loan is higher than the book value of the loan because the market rate of interest is lower than the interest rate on the loan
B) The market value of the loan is lower than the book value of the loan because the market rate of interest is lower than the interest rate on the loan
C) The market value of the loan is higher than the book value of the loan because the market rate of interest is higher than the interest rate on the loan
D) The market value of the loan is lower than the book value of the loan because the market rate of interest is higher than the interest rate on the loan

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Question 2

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A loan with biweekly payments will have more interest than a monthly loan with the same interest rate and loan term.

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Question 3

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A borrower finds that the incremental cost of borrowing an extra $10,000 is 14%. A second loan can be obtained at 15% so the borrower would be better off by borrowing with the smaller loan and a second mortgage.

A house is sold with an assumable $156,000 below-market loan at 8.5% for a remaining term of 15 years. Current rates are 9.75% for 15 year mortgages. If the house sold for $240,000, what is the cash-equivalent value of the house.

When calculating the cash equivalent value of an assumable loan, you find the present value of the payments using the:

A borrower has secured a 30 year, $150,000 loan at 7% with monthly payments. Fifteen years later, an investor wants to purchase the loan from the lender. If market interest rates are 5%, what would the investor be willing to pay for the loan?

A borrower finds that the incremental cost of borrowing an extra $10,000 is 14%. The borrower can earn 12% on alternative investments of comparable risk so he would be better off by not borrowing the extra 14%.

Bud is offering a house for sale for $180,000 with an assumable loan which was made 5 years ago for $140,000 at 8.75% over 30 years. Kelsey is interested in buying the property and can make a $20,000 down payment. A second mortgage can be obtained for the balance at 12.5% for 25 years. What is the effective cost of the combined loans, if Kelsey would like to compare this financing alternative to obtaining a first mortgage for the full amount?

Which of the following is FALSE concerning buydown loans?

The effective cost of a wraparound loan should be comparable to the cost of a second mortgage with the same loan-to-value ratio.

A borrower has secured a 30 year, $150,000 loan at 7% with monthly payments. Fifteen years later, the borrower has the opportunity to refinance with a fifteen year mortgage at 6%. However, the up front fees, which will be paid in cash, are $2,500. What is the return on investment if the borrower expects to remain in the home for the next fifteen years?

The cash equivalent value of a house that sold with favorable financing is usually less than its sale price.

A house that is financed with a below-market loan is available for sale. The value of the house will be higher than similar properties regardless of the other terms of the loan.

Homeowners should not borrow refinancing costs because the effective rate of refinancing will be higher.

Ms. Madison has an existing loan with payments of $782.34. The interest rate on the loan is 10.5% and the remaining loan term is 10 years. The current balance of the loan is $57,978.99. The home is now worth $120,000 and Ms. Madison would like to borrow an additional $30,000 through a wraparound loan which would increase the debt to 487,978.99. Terms of the wraparound loan are 12.25% interest with monthly payments for 10 years. What is the incremental cost of borrowing the extra $30,000 through a wraparound loan?

Which of the following is TRUE regarding the incremental cost of borrowing?

Mr. Fisher has built several houses and is offering buyers mortgage rates of 10% with 15 year term. Current rates are 10.75%. Fourth National Bank will provide the loans, if Mr. Fisher pays an equivalent amount up front to buy down the interest rate. If a house is sold for $290,000 with a 90% loan, how much would Mr. Fisher have to pay to buy down the loan?

A house is for sale for $250,000. You have a choice of two 20-year mortgage loans with monthly payments: 1) if you make a down payment of $25,000, you can obtain a loan with a 6% rate of interest or 2) if you make a down payment of $50,000, you can obtain a loan with a 5% rate of interest. What is the effective annual rate of interest on the additional $25,000 borrowed on the first loan?

A borrower is considering refinancing and finds that the return, considering refinancing charges and lower payments, is 10%. The borrower can earn 12% on alternative investments so the property should be refinanced.

Which of the following is TRUE concerning Wraparound Loans?