All About The NACA Program for Metro Atlanta! Neighborhood Assistance Corporation of America 2019

If you are interested in participating in the NACA program.. here are the details!  I have walked home buyers through this program since about 2000.  I am also a NACA agent so if you are in the Metro Atlanta Area and need help, do not hesitate to contact me. 

Please note that NACA is a PROCESS! It is not traditional and so you cannot decide you want a house, call up a counselor get a quick prequalification and buy a home.  They have many steps that need to be taken and you must work with a NACA approved Real Estate Agent that understands the program requirements and is able to work with a Seller to get them to participate and work within the parameters of the program.  Thank you for reading! 

NACA – America’s Best Mortgage Program

The incredible NACA mortgage allows NACA Members to purchase their homes with:

• No down payment,
• No closing costs,
• No fees,
• No requirement for perfect credit,
• And at a below-market interest rate.

Everyone gets the same incredible terms, including the below-market interest rate, regardless of their credit score or other factors. NACA also provides free, comprehensive housing services. NACA counsels Members into the extraordinary NACA mortgage using character-based lending criteria that takes each Member’s circumstances into account to determine whether they are ready for homeownership and what they can afford

  If you are interested in Participating in the NACA Program you must follow the following steps         

Step 1: Homebuyer Workshop Attendance is mandatory to participate in the NACA program. The Homebuyer Workshop will provide you with an overview of the home buying process, real estate issues, and mortgage options including HUD mortgage programs and the NACA Mortgage.  You will receive important information about becoming mortgage ready and NACA Qualified.  Upon completion of the Homebuyer Workshop you should access your NACA Web-file to schedule an appointment with a NACA Housing Counselor.  To make an appointment follow the steps described in your Web-file: submit required documents, complete information, sign Membership and Authorization, and pay your Membership Fee and credit report.

                                        

Step 2: Housing Counseling & Homeownership Preparation   The Housing Counselor will answer your questions about NACA and start your preparation towards homeownership. Your Housing Counselor will review your debt and income to determine if you are currently ready for homeownership or what steps you need to take.  He/she will also help you determine a mortgage payment you can afford by reviewing your finalized comprehensive budget detailing your income and expenses.  The budget will also identify opportunities for you to reduce your expenses providing additional funds for purchasing a home or for other items.    You will receive an action plan that identifies any additional documents, information and next steps for you to become NACA qualified.   After each counseling session you need to make a follow-up appointment until you are NACA Qualified.

                                      

Step 3: Mortgage Options & NACA Mortgage In the Mortgage Options section, various mortgage products are described.  The details of becoming NACA Qualified are also provided.  NACA Qualification is required to access the NACA Mortgage.  NACA Qualification is so extensive that it meets the requirements of many other mortgage products.  Once you are NACA Qualified, you will need to continue to pay all accounts on time, maintain your income, obtain no new debt and save the difference between your current housing payment and future affordable mortgage (i.e. housing) payment each month, until closing.  Also keep submitting the most current documents including but not limited to paystubs, bank statements, canceled checks for rental payments,

                                      

Step 4: Housing Search Once you are NACA Qualified, you will need to attend a Purchase Workshop which is held every Thursday from 6:00 p.m. to 7:30 p.m. at a NACA office.  These workshops are required for all NACA Qualified Members who want to access the NACA Mortgage.  You will be provided with information about beginning the home purchase process; identifying properties; addressing repair issues; obtaining NACA Credit Access Approval; submitting your NACA Mortgage loan application; processing the mortgage application; and obtaining NACA's post-purchase assistance.  You will receive your NACA Qualification Form and can begin searching for the home of your dreams. Since you want to find a home that is within your NACA Qualification and meets your needs and desires, it is important that you have not already committed to a particular house.  Your NACA Qualification is valid for 90 days.  Therefore it is important that you use this time to search for your home since you would need to be re-qualified after 90 days or before if your circumstances changed to ensure that you are still qualified and your maximum mortgage payment has not changed. 

You may chose your own Real Estate Agent. If you have not selected an buyer agent then NACA will appoint one to you. He or she will meet with you to discuss where you wish to live, what type of house you want, the price range you are considering and other issues of concern to you.   Your agent will help you locate suitable properties, including the ones identified by you.  Once you find your desired home, you must immediately contact your Housing Counselor to obtain a Property Qualification Letter which verifies you are qualified to purchase this property.  Your agent will then negotiate on your behalf the terms of the Purchase and Sale Agreement.  The agent can also help you negotiate what repairs or improvements may be necessary and if the seller is willing to complete these items.

                                      

Step 5: Purchase & Sale Contract

The Purchase and Sale Agreement (P&S) is a very important contract it binds you and the seller to execute the transfer of the home at an agreed price under specific terms.  You need to negotiate with the seller/listing agent who will be responsible for any repairs, determine the amount of any seller funds for repairs to be included in the mortgage amount, any seller contributed funds to buy-down the interest rate, and then execute the Purchase and Sale contract.

                       

Prior to signing the contract, you need to contact your Housing Counselor and provide them a copy of the MLS and the amount you are considering to offer the seller to confirm if the property is within your maximum purchase price, which may change due to interest rate shifts. You also might need to contact your Housing Counselor if you need to be re-qualified with updated information, if your NACA Qualification has expired.  NACA does not accept P&S Agreements signed electronically by the buyer. The seller may provide an electronic signature.

Since you are responsible for paying any penalties arising from a P&S Agreement, regardless of the actions of NACA or the lender, we strongly recommend that your contract adhere to the guidelines below, to minimize the likelihood of additional costs.  The following items should be addressed in your Purchase & Sale Agreement:

                       

Eliminate from your P&S Agreement:

                       

                           
1. Charges or penalties for closings past a certain number of days from the executed contract (per diem);
                           
2. Loss of your earnest money deposit if the property does not appraise for the purchase price you agreed to; and
                           
3. Loss of your earnest money deposit if your mortgage application is denied.
                       

                       

Include in your P&S Agreement:

                       

• Correct spelling of your name; the same way it was entered on your NACA documents or as it appears on your picture ID;
                           
• Conditions requiring satisfactory NACA-approved home and pest inspector(s); this includes time to turn on utilities and undergo other evaluations or work write ups if it requires a major renovation;
                           
• At least 30 days to close from the date of the executed contract;
                           
• At least 45-to-60 days to close for properties requiring significant renovations, as identified on the home inspection, from the date of the executed contract;
                           
• Approved NACA and lender settlement agent to provide settlement services;
  Note: when using an approved settlement agent, the participating lender pays the settlement agent's fees and closing costs; however, if you request another settlement agent, he/she must be approved by both NACA and the lender and you are likely to incur significant additional costs.
                           
• Closing at a NACA office, a process which ensures that you have the support necessary to address issues that may delay or prevent a closing as well as to answer questions about loan terms and other matters

                                      

Step 6: Property Condition Once you select a property for purchase, it must be inspected by a qualified NACA-approved home and pest inspector(s) to determine the overall condition of the home you wish to buy.  Just as you must qualify for a mortgage payment you can afford, the property you want to purchase must undergo an inspection review process to determine the home's condition in order to assess its suitability.  Existing repair conditions such as code, safety, health, structural, mechanical systems and preventative maintenance needs often require correction in order for the home to qualify for purchase.  NACA's Home and Neighborhood Development (HAND) department works with you to assess property conditions and assist in addressing required repairs

                                      

Step 7: NACA Credit Access & Bank Application 

Since you have identified your property, time is of the essence to submit your bank application in order to close by the deadline agreed to in your Purchase and Sale contract.  It is now crucial to meet with your Mortgage Consultant to be approved for NACA Credit Access which requires verification that you are still NACA Qualified. Approval of NACA Credit Access will allow your licensed Housing Counselor to complete your NACA Mortgage application and submit it to a participating lender.  NACA has full discretion in approving NACA Credit Access which you can apply for at any time during the home buying process with the approval based on meeting the requirements listed below.  If you are denied, NACA will provide you with the reason for the denial.

This verification for NACA Credit Access includes the following:

1. Required savings is maintained (i.e. Payment Shock)
2. Income is not reduced
3. Debts are not increased
4. Payments continue to be made on time
5. You adhere to other NACA requirements

You need to submit following current documents and financial information including:

1. Executed Purchase and Sale Contract, directly or by fax, to your Housing Counselor.  Your real estate agent can also submit your executed purchase and sale through the NACA website.
2. Recent 30 days paystubs
3. Recent 90 days of bank statements for all accounts
4. Updated canceled checks to verify on time rental payment since qualification
5. For Self-Employment income - most recent 12 months bank statements

                                      

Step 8: Mortgage Processing And Underwriting     NACA's Underwriting and Processing Departments will facilitate the underwriting and processing of your loan at the lender.  There should be few conditions on your mortgage since any lender issues would have been addressed at NACA Qualification and addressed prior to the time the mortgage application was taken. Because of all the pre-application work, participating lenders approve virtually all mortgage applications. During this time period, you should begin looking for homeowner's insurance and provide proof of insurance as well as finalize all bids and the rehab budget.  You must also do a walk-through of the property just prior to closing to make sure that there is no new damage, that the property is vacant and clean, and that you are satisfied with any agreed upon repairs. The property must be vacant at time of closing or we cannot schedule the closing

                                      

Step 9: Mortgage Closing

NACA and the Settlement Agent will coordinate your closing on a NACA Mortgage at a NACA office.  You will be advised about all costs (such as pre-paid taxes, pre-paid insurance, etc.) due at the closing and any other required items.  You will need to bring a certified check, made out to the settlement agent, for these costs.  Just prior to the closing, examine the property to make sure all arrangements involving repairs, tenants, cleaning, etc., have been followed.

                       

Your closing at the NACA Office will involve you and any co-borrowers, as well as the seller, the lender's attorney or settlement agent, your attorney (if applicable), your real estate agent, and the listing agent.  You will have to sign a mortgage, a promissory note, and many other papers.  If you have any questions or problems, your real estate agent, Housing Counselor or another NACA staff person can help to answer or address them.  You should not agree to close or sign any documents unless you are 100% satisfied with all agreements and understand what you are signing. At the end of the closing, you will own the property and receive the keys

                                      

Step 10: Post-purchase Program (Membership Assistance Program - MAP)

Once you have closed on a NACA mortgage, your NACA membership provides you with a post-purchase assistance program through NACA's Membership Assistance Program (“MAPâ€).  MAP has trained and specially dedicated staff ready to provide comprehensive counseling to prevent financial difficulties and, where necessary, to get you back on track.

                       

Making the transition from renting to owning may require significant sacrifices and changes in your spending habits.  You will probably incur higher utility costs than in a rental property.  You will no longer be able to rely on a landlord to arrange necessary repairs.  You will need to make your mortgage payments on-time and, if you miss a payment, the lender will expect two payments the next month.  Although your NACA Housing Counselor will discuss these issues with you throughout the NACA Qualification process, post-purchase counseling may be needed to help you adjust to the financial responsibilities of being a homeowner.

                       

NACA provides Members with comprehensive post purchase assistance.  Thus, instead of private mortgage insurance, which provides no benefits to the homeowner, the NACA membership which is free to the Member after closing, provides free assistance for Members having difficulty making their mortgage payment.