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  • Tips for buying a house in the USA

    Buying your own property, whether as a vacation property, investment or family home, is an exciting business - especially abroad. This article addresses common questions and uncertainties about financing and the process as well as important information, vocabulary, risks and resources - so that nothing stands in the way of your dream of owning a home in the USA. I discuss what to look out for and what to research so that a foreign buyer gets financing at all, is taken seriously by the seller and can successfully complete the purchase. Vocabulary and explanations for buying US real estate A home purchase in the US with financing The process of buying property in the USA with financing Insights & Difficulties of Funding Requirements Tips for foreign buyers on financing A home purchase in the USA without financing The process of buying property in the USA without financing What to consider in both cases Paying the right taxes Managing the property Vocabulary and explanations for buying US real estate There are some expressions that non-Americans may not have heard. Here you will find frequently used and helpful vocabulary. Appraisal The appraisal is often mandatory for financing. The actual market value of the property may differ from the selling price, which is particularly important with government loans (government loans only pay for market value). Just like good research, the broker can give an insight into the market value of the property in advance, but if there are deviations at the end, it can result in a new basis for negotiation. Average cost around 300-600 USD. Closing The final step in the buying process is closing. The buyer meets with his realtor (if hired) and the closing agent to sign papers, confirm information, and most importantly, pay the closing costs. Final closing costs, which are the responsibility of the buyer, include lender, attorney and city office fees, as well as insurance, taxes, appraisal, inspection and registration. Cost point for the buyer on average 2-6% of the loan amount. As a seller, you also have closing costs such as taxes and realtor fees. Average cost to the seller of 8-10% of the loan amount. Closing Agent The Closing Agent is a professional Real Estate Attorney who ensures that the purchase transaction is legal and correct. The participation of buyer and seller as well as realtor, escrow, title company and lender is checked and confirmed. At closing, the law firm is paid the Attorney Closing Fee, which averages around USD $600-$1000. Credit Report Fee The credit report fee is charged at closing, which is common for any major purchase. Average cost at USD $30-$50. Debt To Income Ratio To be eligible for financing, the average debt-to-income ratio must be below about 43%. That means total monthly payments like car, credit card, and loan payments combined shouldn't exceed 43% of total income. Depending on the loan provider and the situation, this percentage may vary slightly. Deed The deed certifies the owner's right to claim ownership of the property. In contrast to the title, this describes who ultimately owns the property. Downpayment This down payment (compared to the Earnest Money) is the promise to the bank. The amount is part of the purchase price and is not financed by the loan. The higher the down payment, the greater the responsibility and promise of repayment, and the more likely the lender offers the loan. If a downpayment is below 20% of the home purchase price, the lender often requires a Private Mortgage Insurance. Getting a loan with no down payment is possible, but rare. Earnest Money The Earnest Money amount is set between the buyer and buyer-agent and then promised by the buyer with the offer to the seller. This confirms the seriousness of the buyer's interest in the property. The amount is usually credited to the buyer upon closing. If the purchase does not go through, the amount will be refunded to the buyer, unless the failed sale is caused by the buyer. Escrow Account This is an agreed third-party account into which ongoing real estate costs such as taxes and insurance are paid by the borrower. With each monthly loan installment, an additional amount is paid, which is transferred to the escrow account. The bills are then paid annually from this account. In this way, the companies involved, such as the lender, can be sure that everything is always paid on time. FIRPTA Withholding Tax FIRPTA (Foreign Investment in Real Property Tax Act of 1980) is a US tax law that ensures foreign sellers pay income tax when selling real estate in the United States. As a result, the buyer is obliged to withhold 15% of the sales price in taxes and pay it to the state. There are some exceptions, for example if the property is being bought for residential use or the selling price is no more than USD $300,000. In addition, the seller can report the sale on their US tax return and reclaim any overpaid taxes. Another option is the Witholding Certificate from the IRS. Government Grants Some buyers can apply for government grants. First-time buyers in particular are likely to receive financial support from the state. There are various offers, such as cash grants, tax credits and interest rate reductions, to make the purchase easier. Be sure to read the fine print so you can use the grant properly. HOA Homeowner's Association A HOA is often for apartments or houses in neighborhoods and deals with common areas, insurance, and house exteriors. However, keep in mind that each HOA may have a different contract and the fine print plays a big role here. The monthly costs that the homeowner has to pay also differ. This is where it can be a relief as well as a burden - ask your realtor for the right paperwork. Homeowner's Insurance In order to be able to finance a home of your own, you must already have signed your new homeowners insurance. The realtor can often recommend an insurance company, but it's worth getting a few quotes depending on what state or territory the home is in or what's important to the buyer. Flood and storm insurance (for named storms/hurricanes) is also required in some areas. The insurance is divided into Dwelling (for damage to the house), Other Structure (for damage to e.g. garage, shed or fence), Personal Property (for replacement of e.g. furniture, clothing), Loss of Use (for maintenance costs, such as hotel, in the event of damage), Personal Liability (for claims arising from damage to others or their property caused by owners) and Medical Payments (for medical expenses of damage to others caused on the property, regardless of who is at fault). Inspection When you have decided on a property, or are very interested and want to move forward in the financing process, the next step is often the home inspection. You can either order an inspection yourself, but it is often best to simply do this through your broker, who has experienced referrals. The buyer then receives the inspection report and can decide how to use this information for further negotiations. Lead-Based Paint Inspection Property in the US built before 1979 could have lead paint, which poses a significant health hazard. So if you want to buy an older property, this inspection is mandatory. Average cost at USD $300. Lender Here it is really best to contact as many as possible, as both the areas of interest and the perception of interests can be very different. Not every lender works with foreign clients, and the financial situation also makes a difference. Both banks and private companies act as lenders and each has its own advantages and disadvantages. MIP Mortgage Insurance Premium A loan insurance premium must be paid for an FHA loan. The current MIP rate is 1.75% of the loan amount. Mortgage type When you look at a real estate ad, you might stumble across terms like FHA or USDA. These are different types of loans. It is interesting to know when you are eligible for which types and how best to use the advantages. Conventional Loan: There is no government insurance or assistance, so it comes with higher requirements. Average requirements: Credit score of at least 620, down payment often 20%, debt-to-income ratio below 43%. FHA Loan (Federal Housing Administration): Requires an additional loan insurance (FHA Mortgage Insurance) that the buyer must pay (MIP Mortgage Insurance Premium). Average requirements: Credit score of at least 580, deposit 3.5%, debt-to-income ratio below 43%. USDA Loan (U.S. Department of Agriculture): For rural areas and buyers with incomes below the specified income limit. Also requires a so-called guarantee fee of 1% upfront and a 0.35% annual fee. Average requirements: Credit score of at least 640, 0% deposit, debt-to-income ratio below 41%. VA Loan (Department of Veteran Affairs): For military veterans, current military personnel or their spouses. Average requirements: no minimum credit score, 0% deposit, debt-to-income ratio below 41%. Offer to Purchase/Purchase Agreement When buying a property, an Offer to Purchase is deemed to be 'conforming to contract' when it has been accepted in writing and signed by both parties. This signed offer is then referred to as the Purchase Agreement. In many cases, however, the contract contains certain conditions that must be met in order for the sale to go through. Pest Inspection Some US states require a pest inspection before a loan is approved, especially VA loans. Average cost at USD $100. PMI Private Mortgage Insurance Private Mortgage insurance protects the lender if a borrower fails to repay their loan, thus reducing the risk for the lender to give a loan. It allows a buyer to qualify for a loan that they otherwise might not have been able to obtain. Typically, a borrower with a down payment of less than 20% of the home purchase price must purchase loan insurance. Cost point on average at 1% of the loan amount. Pre-Approval Before you start looking for a house, you should get a pre-approval that specifies how much money the lender will lend you and under what conditions. This not only helps as a buyer to know what to shop for, but also helps the seller since a pre-approval shows confirmed interest and buying power. You can get this document from your lender. Prepaid Interest The lender may require the buyer to pay any interest accrued between the closing date and the date of the first mortgage payment at closing. Property tax Every homeowner owes the property tax to the local authority. At closing, the first 12 months of property tax are often due. The value of the property tax can be calculated using public records or the appraised value. Property Title A property title is the right of ownership for use, modification, and transfer. With the title come fees at closing for Title Search (approximately $200 USD), Transfer Tax (approximately $1 per $500 USD of property value) and Title Update (approximately $50 USD). The Title Insurance is also important to understand. Rate Lock Fee Some lenders offer to hold the current interest rate between pre-approval of the mortgage and closing. This service may be free depending on how long the rate lock is in place, but some lenders may charge a fee of around 0.25-0.5% of the purchase price. Survey Fee Some US states require a land or property survey before a sale can be completed. The fee goes to the surveying company that verifies and confirms the property lines. Average cost at USD $400-$900. Realtor When buying a home in the United States, buyer and seller are represented separately by realtors. The buyer hires the buyer agent and the seller hires the seller agent (or listing agent). It is also possible, but more uncommon for an agent to represent both sides, which is then called a dual agent. Buyer agent and listing agent each charge 3% of the purchase price (minimal differences depending on the US state), which are due at closing. These costs are often paid by the seller, but offer a good basis for negotiation. Cost point on average at 6% of the loan amount. Recording Fee This fee is paid to the local city or county government to update public property records. Average cost at USD $100. Origination Charges At closing, the origination charges (incl. underwriting fee, commitment fee and document preparation fee) are billed, which compensate the lender for the work to check the creditworthiness, as well as create and approve the loan. Cost point on average at 1% of the loan amount. Seller Credit Buyer and seller can agree to increase the sales price and loan amount. This allows the buyer to have the closing costs financed with the loan and does not have to pay everything out of their pocket. The seller ends up getting the same money and can close the deal securely, so both sides have an advantage. Title Insurance The title insurance is a form of liability insurance that protects lender and homebuyer from financial loss caused by defects in the title. There is title insurance for both the owner to protect the homebuyer from title issues and the lender to protect them from title issues. Owner title insurance is optional, but most lenders require borrowers to obtain lender title insurance before they can obtain a loan. Cost item for owners insurance averages USD $500-$800 and for lender insurance averages 0.5-1% of the loan amount. A home purchase in the US with financing Financing a home in the US as a non-US citizen is doable, but it comes with extra work. Here is the process for buying property with financing, as well as further insights, difficulties and tips. The process of buying property in the USA with financing The process of a purchase with financing usually looks like this: Select lender Get pre-approval Select realtor Go house hunting (Here are more tips!) Submit Offer to Purchase Perform inspection & appraisal Complete negotiations Get insurance Have loan approved Complete closing Insights & Difficulties of Funding Requirements What matters to lenders is financial responsibility (usually proven by the credit score), total debt, as well as lengthy legal residency in the US (like visa) and a steady income. If you want to get financing, you have to fully disclose your finances to the lender. Being able to prove every transaction and not trying to hide anything plays a major role here. Especially in the 90 days before the loan application and closing, you should keep your accounts as steady as possible. Absolutely avoid gifts of money, sales and extraordinary transactions, since the lender should not question anything. What is typically required for non-US citizen financing: A valid work visa. A valid social security number. Work permit documents. Proof of employment. A good credit history. Proof of income. What can become difficult as a foreign buyer is replacing these requirements if you can't fill them. For example, if you don't have a credit score or US bank account, it's best to bring all of your foreign financial details with you. Proof of long-standing bank accounts and income, as well as credit card and loan payoffs can definitely help. Additionally, you may be able to show that you either intend to move to the United States or plan to reside here regularly. Because another thing that is important to a lender is to know that once you get the loan, you don't just leave the country and neglect your payments. Consider what the lender wants to see - financial responsibility! Tips for foreign buyers on financing Tip #1: Co-Sign! If you have relatives or friends in the US (with good credit scores and income), you can ask if someone would co-sign the loan to give the lender more security. Tip #2: Find the right lender and realtor! That really decides everything. Also check here for brokers with CIPS. Tip #3: Some foreign banks work with US banks or have a presence in the US market. So it may be possible to request a loan through your local bank or to get more information about the application. A home purchase in the USA without financing If you bring enough change with you and can buy your new dream house cash, this whole process becomes simplified. Because most of the requirements come from the lender. Again, it is wise to hire a realtor to learn about local laws and characteristics, as well as for negotiating, drafting the offer, or getting an appraisal. If you decide to work without an agent, all you have to do is find the closing agent to handle the closing. The process of buying property in the USA without financing The process of a purchase without financing usually looks like this: Find property (Here are more tips!) Complete negotiations Find Closing Agent Complete Offer to Purchase Perform inspection & appraisal (optional) Get insurance (optional) Complete closing What to consider in both cases Paying the right taxes When buying (and selling) real estate in the US as a non-US citizen, there are a few things to keep in mind to avoid falling into the big tax trap. Like any homeowner in the US, you owe property tax on your property. The tax invoice is usually sent by mail, so make sure you have entered the correct postal address and have a way of payment. As a seller, the Withholding Tax (FIRPTA) is also important to keep in mind. When a property is sold by a non-US citizen, the buyer must withhold and pass on a sum of taxes to the state. However, this only applies in some cases (rather with investments) and the difference can be recovered through the US tax return. Also to be considered as a seller – the capital gains tax. The seller pays additional tax on the profit of the sale. So – it is best to always and properly file the American tax return, not only to comply with the law, but also to pay only the most necessary taxes. Managing the property Especially if the property is not used as a full-time home, it quickly becomes questionable who will take care of the house in the meantime. Administration, repairs, gardening and maintenance work must be organized ahead of time. If the property is located in a storm or severe weather area, there are precautions that must be taken here as well. There are many Property Management companies that take care of rental properties, landlords and tenants. Rentals of 6-12 months (sometimes shorter) are common in the US - so it would be doable to rent out the property for a certain period of the year, thereby letting the management company handle administration and communication. But be careful here again, because taxes are also due on rental income! Continuous costs and processes must be taken into account: First, it is important to be able to receive necessary mail, and especially bills, on time. Then you have to be able to understand the official documents, because sometimes the foreign language of bureaucracy can make things difficult. And finally, you have to be able to pay the bills, which can also be difficult and expensive internationally. It is advisable to consider setting up an American address, an American bank account and American tax returns (with SSN or ITIN). Since this is a legal matter, it can be reassuring to ask an expert for help. If you want to learn more or need more details, I'm happy to help!

  • The US Credit Score Explained

    In the US, everything revolves around the so-called credit score and credit history. The credit score, a number between 300 and 850 points, is used by financial institutions as a measure of a person's creditworthiness. Every person in the American system builds up their personal score over the years and can track and determine it themselves. The goal is to get a high score in order to get better offers from lenders. The Credit history is an overview of personal financial data such as accounts, credit cards, debts and repayments. Depending on the total debt, the payment history, the credit utilization and the duration of the credit, the details of the credit history determine the credit score. In summary, this means that the report indicates how responsibly you have handled your finances over time. Potential lenders, such as banks, credit card companies or car dealers, use the credit score and credit history to gain insight into a customer's behavior and to better evaluate a loan request. The more a customer can promise timely repayment, the higher the chance of a good loan. And that promise comes through credit history and credit score. The three most widely used and well-known credit reporting bureaus are Equifax, Experian, and TransUnion, which maintain consumer information. These credit bureaus obtain information from other financial service providers that report consumer behavior. A potential lender gets the information needed from the credit bureaus to grant a loan and on what terms. So: The consumer makes a purchase, finances, or contracts with a business. This company reports this to the credit bureau. The credit bureau enters this information into their database. The next time the consumer requests credit or financing, the lender can consult the credit bureau's database file and make their decision. Therefore: If a consumer has made little or no purchases, their record with the credit bureau is very thin. As a result, a new lender may not see enough information about the consumer and may decline a loan. That’s why it is important to make purchases and financing from the start so that you fill your file with information. This post is about: Vocabulary to understand the US Credit Score System Important Questions about the Credit Score Where Credit Bureaus Get Consumer Information From How the score is calculated What score you should have How to get the best score What is determined by the score Where to find your score and history What tips there are Vocabulary to understand the US Credit Score System There are some expressions that non-Americans may not have heard. Here you will find the most used and helpful vocabulary. APR Annual Percentage Rate: The charge on the credit card balance that rolls over from month to month. Amortization: The gradual reduction of the loan amount through regular payments. Collection: One of the worst points on a credit report. When payments are overdue and a creditor wants to collect the money owed, the account goes into collection. Credit Bureau: An agency that provides information about the creditworthiness of individuals or companies. Also referred to as consumer reporting point. Credit Score: A score compiled from an individual's financial report. Credit History: A report of a person's financial condition and behavior. Credit Types: Different types of credit (e.g., Auto, Home, Personal, Credit Card, etc.). Creditor: When you take out a loan, you pay it back to the creditor. Debt-to-credit ratio: Also known as utilization, this is the total amount of a consumer's debt compared to their total credit limit. So, the “Credit Utilization Ratio” is the percentage usage of the total approved credit amount. Debtor: This is a consumer who has a loan and owes money to a creditor. Delinquent/Late Payments: If the minimum amount of a loan is not paid on time, it is flagged as delinquent. Derogatory marks: Notes for late or missing payments, collections and other negative remarks that result in a point deduction. Installment debt: Will be repaid over time with a certain number of payments. The term can be from a few months to 30 years (examples: mortgage loans, car loans, student loans). Over-the-limit fee: This fee applies when the credit limit (e.g., a credit card) is exceeded. Payment history: When you made which repayments. Third-party collections: These are typically companies that work with creditors to collect debts. Utilization: see Debt-to-credit ratio. Important Questions about the Credit Score Where do the credit bureaus get my information from? Every time someone applies for a loan or makes a repayment, the lender reports that information to the credit bureaus. The sum of this information is then converted into the score and communicated back to the lenders. How is the score calculated? The total number of points results from 5 different areas, which are calculated with different focal points. Payment history (35%), total debt (30%), credit history length (15%), credit types (10%) and new credit requests (10%). Also What score should I have? The Credit Score falls into several sections from Poor (300-579:) to Excellent (800-850). The higher the score, the better the loan offers. A score around 700 already allows for good loan offers and interest rates. How do I get the best score? The more responsible the financial behavior, the more the score increases. There are many ways to increase and further expand your score. First, as strange as it may seem, you have to take on debt (take out financing for purchases such as household appliances or a car). Then it's about proving to lenders that you're regularly paying off your debts and that you're financially responsible. So, periodically pay off existing debts, reduce overall debt, keep utilization reduced, and don't apply for too many new loans. What is determined by the score? The credit score determines whether you will be approved for a loan or contract and what interest rates and terms (e.g., down payments) you will be offered, for example for a home loan. Where can I find my score and history? There are several ways to check your score and history. Apps like Mint and CreditKarma give an insight and many bank and credit card apps now offer to check the score. What tips are there? There are algorithms and entire companies that specialize only in credit scores, helping consumers build their score and make the right decisions. This here is no legal advice, but a few tips that can often help the score. #1: Co-sign. If your score is not good enough to get a loan or service, it helps to have a second person sign the contract. As a result, the good score of the second person is taken into account, you get the credit and thus continue to build up your own score. #2: Register in Contracts. The credit bureau file can also contain apparently less important contracts, such as for cellphones or utility services. #3: Beginner Cards. There are special low limit credit cards for consumers with low credit scores and starting credit histories. #4: Authorized User. If someone in your family has a well-established credit card, registering as an authorized user can help. Tip #5: International Providers. Some companies, like American Express, have an international presence. If you already use a credit card in your home country, this may appear in the American database. Whether the credit scoring system works or is fair is sometimes disputed, but it still governs the entire country and the life of every person in America. Since this is a legal matter, it can be reassuring to ask an expert for help. If you want to know more or need more details, I'm happy to help!

  • How to get a US Social Security Number as a foreigner

    The American Social Security Number (SSN) is used by the US government to track an individual's income and years of work, as well as a personal identification document. Obtaining the nine-digit social security number is not mandatory for US citizens but becomes necessary if you are seeking to take up formal employment and register salaries with the US Internal Revenue Service (IRS) for future services such as tax returns and pension payments. As a foreigner seeking an American work permit, the SSN is mandatory. US citizens and qualifying US residents may apply with the US government for their American Social Security number with the social security card as an associated identification document. US citizens usually apply for the SSN as soon as their child is born. For non-US citizens, there are two scenarios: Within application for a U.S. Immigrant Visa: When applying for a U.S. immigrant visa from abroad, you can already apply for the SSN in your home country on the same application. After approval and successful entry, you will receive your social security card in the mail. Outside of application for a US immigrant visa: In all other cases, the social security number is applied for in person with the necessary documents at the local social security office. In this post, I will focus on the scenario of applying for an SSN as a non-US citizen outside of the US immigrant visa application. Read on to learn more about: Who is eligible for an SSN Why you need an SSN How fast you can get an SSN Where to apply for your SSN What is required for the application What the SSN costs How long the SSN is valid What to do if you lose your SSN What exceptional cases there are Who is eligible for an SSN? In general, US citizens and foreign US residents with a work permit (Nonimmigrant Visa or Immigrant Visa, examples: Green Card, EAD, E-2) are eligible for a US Social Security Number. All other foreign nationals traveling to the United States for business or pleasure who do not have a work permit are not eligible for a Social Security number. Why do I need an SSN? An SSN is required to legally work in the United States, to report your salary to the government, and to receive Social Security Benefits and other government services. Without SSN, it is difficult and often impossible to get a loan, open a bank account, get insurance, buy a home or car. How soon can I get an SSN? After you enter the United States with your work permit, the US system begins to register your presence with the appropriate documents. Since this process can take a few days, it is better to wait at least a week after entering the country to apply for the SSN. After applying for the SSN, all information and documents are checked at the issuing offices. After about 2-3 weeks you will receive your social security card in the mail. Where do I apply for an SSN? The SSN is requested from the local Social Security Office (Social Security Administration/SSA). In some cases, SSA offers to start the application online and then fill it out in person. What do I need to apply for an SSN? In addition to the actual application form (Form SS-5), original documents proving identity (valid foreign passport) and working immigration status (Green Card, EAD, Form I-94, US visa with approval stamp) are required. Exchange and international students need additional documents, such as B. Form DS-2019. How much does it cost to apply for a social security number and card? Applying for and maintaining a US Social Security number and card is free. How long is the SSN valid? The personal SSN is assigned to the person for the rest of their life in the US. For individuals with limited U.S. rights (e.g. work visa), the SSN is only valid in combination with a work permit document. What do I do if I lost my SSN or my information has changed? If your information is lost or changed (change of name, etc.), you can use the same application form (Form SS-5) to request a fresh copy of your Social Security card. Are there exceptional cases? Yes, there is an acceptable alternative to a social security number. If you do not have a US work permit but need a Social Security number for tax purposes, you can apply for an Individual Tax Identification Number (ITIN) with the IRS. Since this is a legal matter, it can be reassuring to ask an expert for help. If you want to know more or need more details, I'm happy to help!

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  • Contact | J.DavisInternational

    CONTACT ME You are important. Your case is my concern. My personal touch is the key to productive and successful relationships with individual and corporate clients. ​ Whatever changes you’re hoping to make or goals you’re trying to achieve, I will provide you with sound advice and professional guidance every step of the way. ​ ​ Let's connect Please take a moment to fill out the form and tell me what I can help with. First Name Last Name Email How did you find me? Choose an option arrow&v Code arrow&v Phone Preferred Language English German What do you need help with? Submit Thanks for submitting! I'll be in touch shortly. Join the Club Join my email list and receive helpful tips, as well as motivational & inspiring thoughts. Cause let's be honest, what else keeps us going but our motivation? Enter your email here Sign Up Thanks for submitting! Personalized Service You will never receive a “no reply” email from me, nor do I have “partnerships” that will sell your private info. My phone number is on the bottom of every page on this site. I have no phone trees. I am not an off-shore call center. The person answering the phone can help you without transferring you. All support and operations are US-based. Available across the globe You can reach me on the channels that work best for you. Julia Davis +1 (984) 300-3227 info@jdavisinternational.com ​ I am available through phone, text, email , WhatsApp , Zoom, LinkedIn and Xing . "The fears we don't face, become our limits." Robin Sharma.

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