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Table of Contents
- How are interest rates determined?
- What is an adjustable rate mortgage?
- Should I pay discount points in exchange for a lower interest rate?
- Is comparing APRs the best way to decide which lender has the lowest rates and fees?
- How do I know if it's best to lock in my interest rate or to let it float?
- How much money will I save by choosing a 15-year loan rather than a 30-year loan?
- What is your Rate Lock Policy?
- Are there any prepayment penalties charged for these loan programs?
- Tell me more about closing fees and how they are determined.
- What is title insurance and why do I need it?
- What is mortgage insurance and when is it required?
- What is the maximum percentage of my home's value that I can borrow?
How are interest rates determined?
Interest rates fluctuate based on a variety of factors, including inflation, the pace of economic growth, and Federal Reserve policy. Over time, inflation has the largest influence on the level of interest rates. A modest rate of inflation will almost always lead to low interest rates, while concerns about rising inflation normally cause interest rates to increase. Our nation's central bank, the Federal Reserve, implements policies designed to keep inflation and interest rates relatively low and stable.
What is an adjustable rate mortgage?
An adjustable rate mortgage, or an "ARM" as they are commonly called, is a loan type that offers a lower initial interest rate than most fixed rate loans. The trade off is that the interest rate can change periodically, usually in relation to an index, and the monthly payment will go up or down accordingly.
Against the advantage of the lower payment at the beginning of the loan, you should weigh the risk that an increase in interest rates would lead to higher monthly payments in the future. It's a trade-off. You get a lower rate with an ARM in exchange for assuming more risk.
For many people in a variety of situations, an ARM is the right mortgage choice, particularly if your income is likely to increase in the future or if you only plan on being in the home for three to five years.
Here's some detailed information explaining how ARM's work.
Adjustment Period
With most ARMs, the interest rate and monthly payment are fixed for an initial time period such as one year, three years, five years, seven years, or ten years. After the initial fixed period, the interest rate may change every year. For example, one of our most popular adjustable rate mortgages is a five-year ARM. The interest rate will not change for the first five years (the initial adjustment period) but can change every year after the first five years.
Our ARM interest rate changes are tied to changes in an index rate. Using an index to determine future rate adjustments provides you with assurance that rate adjustments will be based on actual market conditions at the time of the adjustment. The current value of most indices is published weekly in the Wall Street Journal. If the index rate moves up so does your mortgage interest rate, and you will probably have to make a higher monthly payment. On the other hand, if the index rate goes down your monthly payment may decrease.
To determine the interest rate on an ARM, we'll add a pre-disclosed amount to the index called the "margin." If you're still shopping, comparing one lender's margin to another's can be more important than comparing the initial interest rate, since it will be used to calculate the interest rate you will pay in the future.
Interest-Rate Caps
An interest-rate cap places a limit on the amount your interest rate can increase or decrease. There are two types of caps:
- Periodic or adjustment caps, which limit the interest rate increase or decrease from one adjustment period to the next.
- Overall or lifetime caps, which limit the interest rate increase over the life of the loan.
As you can imagine, interest rate caps are very important since no one knows what can happen in the future. All of the ARMs we offer have both adjustment and lifetime caps. Please see each product description for full details.
Negative Amortization
"Negative Amortization" occurs when your monthly payment changes to an amount less than the amount required to pay interest due. If a loan has negative amortization, you might end up owing more than you originally borrowed. None of the ARMs we offer allow for negative amortization.
Prepayment Penalties
Some lenders may require you to pay special fees or penalties if you pay off the ARM early.
Contact a Loan Advisor
Selecting a mortgage may be the most important financial decision you will make and you are entitled to all the information you need to make the right decision. Don't hesitate to contact a Loan Advisor if you have questions about the features of our adjustable rate mortgages.
Should I pay discount points in exchange for a lower interest rate?
Discount points are considered a form of interest. Each point is equal to one percent of the loan amount. You pay them, up front, at your loan closing in exchange for a lower interest rate over the life of your loan. This means more money will be required at closing, however, you will have lower monthly payments over the term of your loan.
To determine whether it makes sense for you to pay discount points, you should compare the cost of the discount points to the monthly payments savings created by the lower interest rate. Divide the total cost of the discount points by the savings in each monthly payment. This calculation provides the number of payments you'll make before you actually begin to save money by paying discount points. If the number of months it will take to recoup the discount points is longer than you plan on having this mortgage, you should consider the loan program option that doesn't require discount points to be paid.
If you'd prefer not to make this calculation the "old-fashioned way," we have a discount points calculator!
Is comparing APRs the best way to decide which lender has the lowest rates and fees?
The Federal Truth in Lending law requires that all financial institutions disclose the APR when they advertise a rate. The APR is designed to present the actual cost of obtaining financing, by requiring that some, but not all, closing fees are included in the APR calculation. These fees in addition to the interest rate determine the estimated cost of financing over the full term of the loan. Since most people do not keep the mortgage for the entire loan term, it may be misleading to spread the effect of some of these up front costs over the entire loan term.
Also, unfortunately, the APR doesn't include all the closing fees and lenders are allowed to interpret which fees they include. Fees for things like appraisals, title work, and document preparation are not included even though you'll probably have to pay them.
For adjustable rate mortgages, the APR can be even more confusing. Since no one knows exactly what market conditions will be in the future, assumptions must be made regarding future rate adjustments.
You can use the APR as a guideline to shop for loans but you should not depend solely on the APR in choosing the loan program that's best for you. Look at total fees, possible rate adjustments in the future if you're comparing adjustable rate mortgages, and consider the length of time that you plan on having the mortgage.
Don't forget that the APR is an effective interest rate–not the actual interest rate. Your monthly payments will be based on the actual interest rate, the amount you borrow, and the term of your loan.
How do I know if it's best to lock in my interest rate or to let it float?
Mortgage interest rate movements are as hard to predict as the stock market and no one can really know for certain whether they'll go up or down.
If you have a hunch that rates are on an upward trend then you'll want to consider locking the rate as soon as you are able. Before you decide to lock, make sure that your loan can close within the lock in period. It won't do any good to lock your rate if you can't close during the rate lock period. If you're purchasing a home, review your contract for the estimated closing date to help you choose the right rate lock period. If you are refinancing, in most cases, your loan could close within 30 days. However, if you have any secondary financing on the home that won't be paid off, allow some extra time since you'll need to contact that lender to obtain a subordination agreement.
If you think rates might drop while your loan is being processed, let your rate "float" instead of locking.
How much money will I save by choosing a 15-year loan rather than a 30-year loan?
A 15-year fixed rate mortgage gives you the ability to own your home free and clear in 15 years. And, while the monthly payments are somewhat higher than a 30-year loan, the interest rate on the 15-year mortgage is usually a little lower, and more important – you'll pay less than half the total interest cost of the traditional 30-year mortgage.
However, if you can't afford the higher monthly payment of a 15-year mortgage don't feel alone. Many borrowers find the higher payment out of reach and choose a 30-year mortgage. It still makes sense to use a 30-year mortgage for most people.
Who Should Consider a 15-Year Mortgage?
The 15-year fixed rate mortgage is most popular among younger homebuyers with sufficient income to meet the higher monthly payments to pay off the house before their children start college. They own more of their home faster with this kind of mortgage, and can then begin to consider the cost of higher education for their children without having a mortgage payment to make as well. Other homebuyers, who are more established in their careers, have higher incomes and whose desire is to own their homes before they retire, may also prefer this mortgage.
Advantages and Disadvantages of a 15-Year Mortgage
The 15-year fixed rate mortgage offers two big advantages for most borrowers:
- You own your home in half the time it would take with a traditional 30-year mortgage.
- You save more than half the amount of interest of a 30-year mortgage. Lenders usually offer this mortgage at a slightly lower interest rate than with 30-year loans – typically up to .5% lower. It is this lower interest rate added to the shorter loan life that creates real savings for 15-year fixed rate borrowers.
Possible Disadvantages of a 15-Year Fixed Rate Mortgage
- The monthly payments for this type of loan are roughly 10 percent to 15 percent higher per month than the payment for a 30-year.
- Because you'll pay less total interest on the 15-year fixed rate mortgage, you won't have the maximum mortgage interest tax deduction possible.
Compare Them Yourself
Use the "How much can I save with a 15 year mortgage?" calculator in our Resource Center to help decide which loan term is best for you.
What is your Rate Lock Policy?
General Statement
The interest rate market is subject to movements without advance notice. Locking in a rate protects you from the time that your lock is confirmed to the day that your lock period expires.
Lock-In Agreement
A lock is an agreement by the borrower and the lender and specifies the number of days for which a loan's interest rate and discount points are guaranteed. Should interest rates rise during that period, we are obligated to honor the committed rate. Should interest rates fall during that period, the borrower must honor the lock.
When Can I Lock?
In some cases, your online application will provide all the information needed and you will have the option to lock immediately after loan approval. Otherwise, you will be invited back to lock after we have reviewed your documentation and credit package. We will notify you via email when you are able to request the lock.
We do not charge a fee for locking in your interest rate.
Lock Period
We currently offer 45-day lock-in periods for refinance transactions and 60-day lock-in periods for purchase transactions. This means your loan must close within this number of days from the day your lock is confirmed by us.
Lock Confirmation
Immediately after you accept a lock online, a printable confirmation page is displayed for your records. In addition, a confirmation is sent to the email address you provided during your online application.
Lock Changes
Once we accept your lock, your loan may be committed into a secondary market transaction. Therefore, there will be a rate buydown fee to renegotiate lock commitments.
Are there any prepayment penalties charged for these loan programs?
Some of the loan programs we offer may have prepayment penalties.
Tell me more about closing fees and how they are determined.
A home loan often involves many fees, such as the appraisal fee, title charges, closing fees, and state or local taxes. These fees vary from state to state and also from lender to lender. Any lender or mortgage broker should be able to give you an estimate of their fees, but it is more difficult to tell which lenders have done their homework and are providing a complete and accurate estimate. We take quotes very seriously. We've completed the research necessary to make sure that our fee quotes are as accurate as possible.
To assist you in evaluating our fees, we've grouped them as follows:
Third Party Fees
Fees that we consider third party fees include the appraisal fee, the credit report fee, the settlement or closing fee, the survey fee, tax service fees, title insurance fees, flood certification fees, and courier/mailing fees.
Third party fees are fees that we'll collect and pass on to the person who actually performed the service. For example, an appraiser is paid the appraisal fee, a credit bureau is paid the credit report fee, and a title company or an attorney is paid the title insurance fees.
Typically, you'll see some minor variances in third party fees from lender to lender since a lender may have negotiated a special charge from a provider they use.
Taxes and Other Unavoidables
Fees that we consider to be taxes and other unavoidables include: State/Local Taxes and recording fees. These fees will most likely have to be paid regardless of the lender you choose. If some lenders don't quote you fees that include taxes and other unavoidable fees, don't assume that you won't have to pay it.
Lender Fees
Fees such as discount points, document preparation fees, and loan processing fees are retained by the lender and are used to provide you with the lowest rates possible.
This is the category of fees that you should compare very closely from lender to lender before making a decision.
Required Advances
You may be asked to prepay some items at closing that will actually be due in the future. These fees are sometimes referred to as prepaid items.
One of the more common required advances is called "per diem interest" or "interest due at closing." All of our mortgages have payment due dates of the 1st of the month. If your loan is closed on any day other than the first of the month, you'll pay interest, from the date of closing through the end of the month, at closing. For example, if the loan is closed on June 15, we'll collect interest from June 15 through June 30 at closing. This also means that you won't make your first mortgage payment until August 1. This type of charge should not vary from lender to lender, and does not need to be considered when comparing lenders. All lenders will charge you interest beginning on the day the loan funds are disbursed. It is simply a matter of when it will be collected.
If an escrow or impound account will be established, you will make an initial deposit into the escrow account at closing so that sufficient funds are available to pay the bills when they become due.
If your loan requires mortgage insurance, up to two months of the mortgage insurance may be collected at closing. Whether or not you must purchase mortgage insurance depends on the size of the down payment you make.
If your loan is a purchase, you'll also need to pay for your first year's homeowner's insurance premium prior to closing. We consider this to be a required advance.
What is title insurance and why do I need it?
If you've ever purchased a home before, you may already be familiar with the benefits and terms of title insurance. But if this is your first home loan or you are refinancing, you may be wondering why you need another insurance policy.
The answer is simple: The purchase of a home is most likely one of the most expensive and important purchases you will ever make. You, and especially your mortgage lender, want to make sure the property is indeed yours: That no individual or government entity has any right, lien, claim, or encumbrance on your property.
The function of a title insurance company is to make sure your rights and interests to the property are clear, that transfer of title takes place efficiently and correctly, and that your interests as a homebuyer are fully protected.
Title insurance companies provide services to buyers, sellers, real estate developers, builders, mortgage lenders, and others who have an interest in real estate transfer. Title companies typically issue two types of title policies:
- Owner's Policy: This policy covers you, the homebuyer.
- Lender's Policy: This policy covers the lending institution over the life of the loan.
Both types of policies are issued at the time of closing for a one-time premium, if the loan is a purchase. If you are refinancing your home, you probably already have an owner's policy that was issued when you purchased the property, so we'll only require that a lender's policy be issued.
Before issuing a policy, the title company performs an in-depth search of the public records to determine if anyone other than you has an interest in the property. The search may be performed by title company personnel using either public records or, more likely, the information contained in the company's own title plant.
After a thorough examination of the records, any title problems are usually found and can be cleared up prior to your purchase of the property. Once a title policy is issued, if any claim covered under your policy is ever filed against your property, the title company will pay the legal fees involved in the defense of your rights. They are also responsible to cover losses arising from a valid claim. This protection remains in effect as long as you or your heirs own the property.
The fact that title companies try to eliminate risks before they develop makes title insurance significantly different from other types of insurance. Most forms of insurance assume risks by providing financial protection through a pooling of risks for losses arising from an unforeseen future event, say a fire, accident or theft. On the other hand, the purpose of title insurance is to eliminate risks and prevent losses caused by defects in title that may have happened in the past.
This risk elimination has benefits to both the homebuyer and the title company. It minimizes the chances that adverse claims might be raised, thereby reducing the number of claims that have to be defended or satisfied. This keeps costs down for the title company and the premiums low for the homebuyer.
Buying a home is a big step emotionally and financially. With title insurance you are assured that any valid claim against your property will be borne by the title company, and that the odds of a claim being filed are slim indeed.
What is mortgage insurance and when is it required?
First of all, let's make sure that we mean the same thing when we discuss "mortgage insurance." Mortgage insurance should not be confused with mortgage life insurance, which is designed to pay off a mortgage in the event of a borrower's death. Mortgage insurance makes it possible for you to buy a home with less than a 20% down payment by protecting the lender against the additional risk associated with low down payment lending. Low down payment mortgages are becoming more and more popular, and by purchasing mortgage insurance, lenders are comfortable with down payments as low as 3 – 5% of the home's value. It also provides you with the ability to buy a more expensive home than might be possible if a 20% down payment were required.
The mortgage insurance premium is based on loan to value ratio, type of loan, and amount of coverage required by the lender. Usually, the premium is included in your monthly payment and one to two months of the premium may be collected as a required advance at closing.
It may be possible to cancel private mortgage insurance at some point, such as when your loan balance is reduced to a certain amount – below 75% to 80% of the property value. Recent Federal Legislation requires automatic termination of mortgage insurance for many borrowers when their loan balance has been amortized down to 78% of the original property value. If you have any questions about when your mortgage insurance could be cancelled, please contact your Loan Advisor.
What is the maximum percentage of my home's value that I can borrow?
The maximum percentage of your home's value depends on the purpose of your loan, the property occupancy status, and the loan type you choose, so the best way to determine what loan amount we can offer is to complete our online application!
Table of Contents
- Can I apply for a loan before I find a property to purchase?
- What is a credit score and how will my credit score affect my application?
- Will the inquiry about my credit affect my credit score?
- Will I be charged any fees if I authorize my credit information to be accessed?
- Are we right for you?
- Can I really borrow funds to use towards my down payment?
- How do you decide what you need from me to process my loan?
- I'm self-employed. How will you verify my income?
- Will my overtime, commission, or bonus income be considered when evaluating my application?
- I am retired and my income is from pension or social security. What will I need to provide?
- If I have income that's not reported on my tax return, can it be considered?
- How will rental income be verified?
- I have income from dividends and/or interest. What documents will I need to provide?
- Do I have to provide information about my child support, alimony or separate maintenance income?
- Will my second job income be considered?
- I've had a few employers in the last few years. Will that affect my ability to get a new mortgage?
- I was in school before obtaining my current job. How do I complete the application?
- If my property's appraised value is more than the purchase price can I use the difference towards my down payment?
- I'm getting a gift from someone else. Is this an acceptable source of my down payment?
- I am selling my current home to purchase this home. What type of documentation will be required?
- I am relocating because I have accepted a new job that I haven't started yet. How should I complete the application?
- I've co-signed a loan for another person. Should I include that debt here?
- I have student loans that aren't in repayment yet. Should I show them as installment debts?
- How will a past bankruptcy or foreclosure affect my ability to obtain a new mortgage?
- What, exactly, is an installment debt?
Can I apply for a loan before I find a property to purchase?
Yes, applying for a mortgage loan before you find a home may be the best thing you could do! If you apply for your mortgage now, we'll issue a pre-approval subject to you finding the perfect home. You can use the pre-approval letter to assure real estate agents and sellers that you are a qualified buyer. Having a pre-approval for a mortgage may give more weight to any offer to purchase that you make.
When you find the perfect home, you'll simply call your Loan Advisor to complete your application. You'll have an opportunity to lock in our great rates and fees then and we'll complete the processing of your request.
What is a credit score and how will my credit score affect my application?
A credit score is one of the pieces of information that we'll use to evaluate your application. Financial institutions have been using credit scores to evaluate credit card and auto applications for many years, but only recently have mortgage lenders begun to use credit scoring to assist with their loan decisions.
Credit scores are based on information collected by credit bureaus and information reported each month by your creditors about the balances you owe and the timing of your payments. A credit score is a compilation of all this information converted into a number that helps a lender to determine the likelihood that you will repay the loan on schedule. The credit score is calculated by the credit bureau, not by the lender. Credit scores are calculated by comparing your credit history with millions of other consumers. They have proven to be a very effective way of determining credit worthiness.
Some of the things that affect your credit score include your payment history, your outstanding obligations, the length of time you have had outstanding credit, the types of credit you use, and the number of inquiries that have been made about your credit history in the recent past.
Credit scores used for mortgage loan decisions range from approximately 300 to 900. Generally, the higher your credit score, the lower the risk that your payments won't be paid as agreed.
Using credit scores to evaluate your credit history allows us to quickly and objectively evaluate your credit history when reviewing your loan application. However, there are many other factors when making a loan decision and we never evaluate an application without looking at the total financial picture of a customer.
Will the inquiry about my credit affect my credit score?
An abundance of credit inquiries can sometimes affect your credit scores since it may indicate that your use of credit is increasing.
But don't overreact! The data used to calculate your credit score doesn't include any mortgage or auto loan credit inquiries that are made within the 30 days prior to the score being calculated. In addition, all mortgage inquiries made in any 14-day period are always considered one inquiry. Don't limit your mortgage shopping for fear of the effect on your credit score.
Will I be charged any fees if I authorize my credit information to be accessed?
There is no charge to you for the credit information we'll access with your permission to evaluate your application online. You will only be charged for a credit report if you decide to complete the application process after your loan is approved.
Are we right for you?
Whether you're purchasing or refinancing, we're certain you'll find our service amazing!
If you'll be purchasing but haven't found the perfect home yet, complete our application and we'll issue a pre-approval for a mortgage loan now with no obligation!
Can I really borrow funds to use towards my down payment?
Yes, you can borrow funds to use as your down payment! However, any loans that you take out must be secured by an asset that you own. If you own something of value that you could borrow funds against such as a car or another home, it's a perfectly acceptable source of funds. If you are planning on obtaining a loan, make sure to include the details of this loan in the Expenses section of the application.
How do you decide what you need from me to process my loan?
We take full advantage of an automated underwriting system that allows us to request as little information as possible to verify the data you provided during your loan application. Gone are the days when it was necessary to verify every piece of data collected during the application. The automated underwriting system compares your financial situation with statistical data from millions of other homeowners and uses that comparison to determine the level of verification needed. In many cases, a single W-2 or pay stub can be used to verify your income or a single bank statement can be used to verify the assets needed to close your loan.
I'm self-employed. How will you verify my income?
Generally, the income of self-employed borrowers is verified by obtaining copies of personal (and business, if applicable) federal tax returns for the most recent two-year period.
We'll review and average the net income from self-employment that's reported on your tax returns to determine the income that can be used to qualify. We won't be able to consider any income that hasn't been reported as such on your tax returns. Typically, we'll need at least one, and sometimes a full two-year history of self-employment to verify that your self-employment income is stable.
Will my overtime, commission, or bonus income be considered when evaluating my application?
In order for bonus, overtime, or commission income to be considered, you must have a history of receiving it and it must be likely to continue. We'll usually need to obtain copies of W-2 statements for the previous two years and a recent pay stub to verify this type of income. If a major part of your income is commission earnings, we may need to obtain copies of recent tax returns to verify the amount of business-related expenses, if any. We'll average the amounts you have received over the past two years to calculate the amount that can be considered as a regular part of your income.
If you haven't been receiving bonus, overtime, or commission income for at least one year, it probably can't be given full value when your loan is reviewed for approval.
I am retired and my income is from pension or social security. What will I need to provide?
We will ask for copies of your recent pension check stubs, or bank statement if your pension or retirement income is deposited directly in your bank account. Sometimes it will also be necessary to verify that this income will continue for at least three years since some pension or retirement plans do not provide income for life. This can usually be verified with a copy of your award letter. If you don't have an award letter, we can contact the source of this income directly for verification.
If you're receiving tax-free income, such as social security earnings in some cases, we'll consider the fact that taxes will not be deducted from this income when reviewing your request.
If I have income that's not reported on my tax return, can it be considered?
Generally, only income that is reported on your tax return can be considered when applying for a mortgage. Unless, of course, the income is legally tax-free and isn't required to be reported.
Some lenders may offer a stated income program, which means that you can be qualified for a loan based on the income you state rather than that which can be verified. Usually these programs require larger down payments and offer interest rates that are higher than regular mortgage rates.
Please contact us for more information on stated income loans.
How will rental income be verified?
If you own rental properties, we'll generally ask for the most recent year's federal tax return to verify your rental income. We'll review the Schedule E of the tax return to verify your rental income, after all expenses except depreciation. Since depreciation is only a paper loss, it won't be counted against your rental income.
If you haven't owned the rental property for a complete tax year, we'll ask for a copy of any leases you've executed and we'll estimate the expenses of ownership.
I have income from dividends and/or interest. What documents will I need to provide?
Generally, two years personal tax returns are required to verify the amount of your dividend and/or interest income so that an average of the amounts you receive can be calculated. In addition, we will need to verify your ownership of the assets that generate the income using copies of statements from your financial institution, brokerage statements, stock certificates or Promissory Notes.
Typically, income from dividends and/or interest must be expected to continue for at least three years to be considered for repayment.
Do I have to provide information about my child support, alimony or separate maintenance income?
Information about child support, alimony, or separate maintenance income does not need to be provided unless you wish to have it considered for repaying this mortgage loan.
Will my second job income be considered?
Typically, income from a second job will be considered if a one-year history of secondary employment can be verified.
I've had a few employers in the last few years. Will that affect my ability to get a new mortgage?
Having changed employers frequently is typically not a hindrance to obtaining a new mortgage loan. This is particularly true if you made employment changes without having periods of time in between without employment. We'll also look at your income advancements as you have changed employment.
If you're paid on a commission basis, a recent job change may be an issue since we'll have a difficult time of predicting your earnings without a history with your new employer.
I was in school before obtaining my current job. How do I complete the application?
If you were in school before your current job, enter the name of the school you attended and the length of time you were in school in the "length of employment" fields. You can enter a position of "student" and income of "0."
If my property's appraised value is more than the purchase price can I use the difference towards my down payment?
Unfortunately, if you are purchasing a home, we'll have to use the lower of the appraised value or the sales price to determine your down payment requirement.
It's still a great benefit for your financial situation if you are able to purchase a home for less than the appraised value, but our investors don't allow us to use this "instant equity" when making our loan decision.
I'm getting a gift from someone else. Is this an acceptable source of my down payment?
Gifts are an acceptable source of down payment, if the gift giver is related to you or your co-borrower. We'll ask you for the name, address, and phone number of the gift giver, as well as the donor's relationship to you.
Prior to closing, we'll verify that the gift funds have been transferred to you by obtaining a copy of your bank receipt or deposit slip to verify that you have deposited the gift funds into your account.
I am selling my current home to purchase this home. What type of documentation will be required?
If you're selling your current home to purchase your new home, we'll ask you to provide a copy of the settlement or closing statement you'll receive at the closing to verify that your current mortgage has been paid in full and that you'll have sufficient funds for our closing. Often the closing of your current home is scheduled for the same day as the closing of your new home. If that's the case, we'll just ask you to bring your settlement statement with you to your new mortgage closing.
I am relocating because I have accepted a new job that I haven't started yet. How should I complete the application?
Congratulations on your new job! If you will be working for the same employer, complete the application as such but enter the income you anticipate you'll be receiving at your new location.
If your employment is with a new employer, complete the application as if this were your current employer and indicate that you have been there for one month. The information about the employment you'll be leaving should be entered as a previous employer. We'll sort out the details after you submit your loan for approval.
I've co-signed a loan for another person. Should I include that debt here?
Generally, a co-signed debt is considered when determining your qualifications for a mortgage. If the co-signed debt doesn't affect your ability to obtain a new mortgage we'll leave it at that. However, if it does make a difference, we can ignore the monthly payment of the co-signed debt if it has been paid as agreed and you can provide verification that the other person responsible for the debt has made the required payments, by obtaining copies of their cancelled checks for the last twelve months.
I have student loans that aren't in repayment yet. Should I show them as installment debts?
Any student loan that will go into repayment within the next six months should be included in the application. If you are not sure exactly what the monthly payment will be at this time, enter an estimated amount.
If other student loans are reflected on your final credit report, which will not go into repayment in the next six months, we may need to ask you for verification that repayment will not be required during this time period.
How will a past bankruptcy or foreclosure affect my ability to obtain a new mortgage?
If you've had a bankruptcy or foreclosure in the past, it may affect your ability to get a new mortgage. Unless the bankruptcy or foreclosure was caused by situations beyond your control, we will generally require that two years have passed since the bankruptcy or foreclosure. It is also important that you've re-established an acceptable credit history with new loans or credit cards.
What, exactly, is an installment debt?
An installment debt is a loan that you make payments on, such as an auto loan, a student loan or a debt consolidation loan. Do not include payments on other living expenses, such as insurance costs or medical bill payments.
Table of Contents
- What is an appraisal and who completes it?
- What types of things will an underwriter look for when they review the appraisal?
- Will I get a copy of the appraisal?
- Are there any special requirements for condominiums?
- I'm purchasing a home, do I need a home inspection AND an appraisal?
- I've heard that some lenders require flood insurance on properties. Will you?
- How long does it take for the property appraisal to be completed?
- Does Coastal1 Credit Union provide financing for manufactured (mobile) homes?
What is an appraisal and who completes it?
To determine the value of the property you are purchasing or refinancing, an appraisal will be required. An appraisal report is a written description and estimate of the value of the property. National standards govern not only the format for the appraisal; they also specify the appraiser's qualifications and credentials. In addition, most states now have licensing requirements for appraisers evaluating properties located within their states.
The appraiser will create a written report for us and you'll be given a copy at your loan closing.
The appraiser will inspect both the interior and exterior of the home. After the appraiser inspects the property, they will compare the qualities of your home with other homes that have sold recently in the same neighborhood. These homes are called "comparables" and play a significant role in the appraisal process. Using industry guidelines, the appraiser will try to weigh the major components of these properties (i.e., design, square footage, number of rooms, lot size, age, etc.) to the components of your home to come up with an estimated value of your home. The appraiser adjusts the price of each comparable sale (up or down) depending on how it compares (better or worse) with your property.
As an additional check on the value of the property, the appraiser also estimates the replacement cost for the property. Replacement cost is determined by valuing an empty lot and estimating the cost to build a house of similar size and construction. Finally, the appraiser reduces this cost by an age factor to compensate for depreciation and deterioration.
If your home is a multi-unit home, the appraiser will also consider the rental income that will be generated by the property to help determine the value.
Using these three different methods, an appraiser will frequently come up with slightly different values for the property. The appraiser uses judgment and experience to reconcile these differences and then assigns a final appraised value. The comparable sales approach is the most important valuation method in the appraisal because a property is worth only what a buyer is willing to pay and a seller is willing to accept.
It is not uncommon for the appraised value of a property to be exactly the same as the amount stated on your sales contract. This is not a coincidence, nor does it question the competence of the appraiser. Your purchase contract is the most valid sales transaction there is. It represents what a buyer is willing to offer for the property and what the seller is willing to accept. Only when the comparable sales differ greatly from your sales contract will the appraised value be very different.
What types of things will an underwriter look for when they review the appraisal?
In addition to verifying that your home's value supports your loan request, we'll also verify that your home is as marketable as others in the area. We'll want to be confident that if you decide to sell your home, it will be as easy to market as other homes in the area.
We certainly don't expect that you'll default under the terms of your loan and that a forced sale will be necessary, but as the lender, we'll need to make sure that if a sale is necessary, it won't be difficult to find another buyer.
We'll review the features of your home and compare them to the features of other homes in the neighborhood. For example, if your home is on a 20-acre lot, or has a large accessory building, we'll want to make sure that there are other homes in the area on similar size lots or with similar outbuildings. It is hard to place a value on such unique features if we can't see what other buyers are willing to pay for them. In some areas, additional acreage or outbuildings could actually be a detriment to a future sale. Finding comparable properties can be more challenging in rural areas where it is more difficult to find homes that have similar features.
We'll also make sure that the value of your home is in the same range as other homes in the area. If the value of your home is substantially more than other homes in the neighborhood, it could affect the market acceptance of the home if you decide to sell.
We'll also review the market statistics about your neighborhood. We'll look at the time on the market for homes that have sold recently and verify that values are steady or increasing.
Will I get a copy of the appraisal?
As soon as we receive your appraisal, we'll update your loan with the estimated value of the home. We will promptly give you a copy of any appraisal, even if your loan does not close.
Are there any special requirements for condominiums?
Since the value and marketability of condominium properties is dependent on items that don't apply to single-family homes, there are some additional steps that must be taken to determine if condominiums meet our guidelines.
One of the most important factors is determining if the project that the condominium is located in is complete. In many cases, it will be necessary for the project, or at least the phase that your unit is located in, to be complete before we can provide financing. The main reason for this is, until the project is complete, we can't be certain that the remaining units will be of the same quality as the existing units. This could affect the marketability of your home.
In addition, we'll consider the ratio of non-owner occupied units to owner-occupied units. This could also affect future marketability since many people would prefer to live in a project that is occupied by owners rather than renters.
We'll also carefully review the appraisal to insure that it includes comparable sales of properties within the project, as well as some from outside the project. Our experience has found that using comparable sales from both the same project as well as other projects gives us a better idea of the condominium project's marketability.
Depending on the percentage of the property's value you'd like to finance, other items may also need to be reviewed.
I'm purchasing a home, do I need a home inspection AND an appraisal?
Both a home inspection and an appraisal are designed to protect you against potential issues with your new home. Although they have totally different purposes, it makes the most sense to rely on each to help confirm that you've found the perfect home.
The appraiser will make note of obvious construction problems such as termite damage, dry rot or leaking roofs or basements. Other obvious interior or exterior damage that could affect the salability of the property will also be reported.
However, appraisers are not construction experts and won't find or report items that are not obvious. They won't turn on every light switch, run every faucet or inspect the attic or mechanicals. That's where the home inspector comes in. They generally perform a detailed inspection and can educate you about possible concerns or defects with the home.
Accompany the inspector during the home inspection. This is your opportunity to gain knowledge of major systems, appliances and fixtures, learn maintenance schedules and tips, and to ask questions about the condition of the home.
I've heard that some lenders require flood insurance on properties. Will you?
Federal Law requires all lenders to investigate whether or not each home they finance is in a special flood hazard area as defined by FEMA, the Federal Emergency Management Agency. The law can't stop floods. Floods happen anytime, anywhere. But the Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994 help to ensure that you will be protected from financial losses caused by flooding.
We use a third party company who specializes in the reviewing of flood maps prepared by FEMA to determine if your home is located in a flood area. If it is, then flood insurance coverage will be required, since standard homeowner's insurance doesn't protect you against damages from flooding.
How long does it take for the property appraisal to be completed?
Licensed appraisers who are familiar with home values in your area perform appraisals. We order the appraisal as soon as the application fee is paid. Generally, it takes 5-10 days before the written report is sent to us. We follow up with the appraiser to insure that it is completed as soon as possible. If you are refinancing, the appraiser should contact you to schedule a viewing appointment. If you don't hear from the appraiser within three days of the order date, please inform your Loan Advisor. If you are purchasing a new home, the appraiser will contact the real estate agent, if you are using one, or the seller to schedule an appointment to view the home.
Does Coastal1 Credit Union provide financing for manufactured (mobile) homes?
We define manufactured housing as housing units that are factory built with a steel undercarriage that remains as a structural component and limits the structure to a single story. These types of manufactured homes are sometimes known as mobile homes. We do not consider other factory-built housing (not built on a permanent chassis), such as modular, prefabricated, panelized, or sectional housing, to be manufactured housing. If your home is one of these types, please complete the application indicating that your home is a single family home.
In order to qualify for our loan programs a manufactured home must meet the following requirements:
- A manufactured home is any dwelling built on a permanent chassis and attached to a permanent foundation system.
- Be a one-family dwelling that is legally classified as real property.
- The home must be permanently attached to a foundation system that meets state and local codes as well as the manufacturer's requirements.
- Foundation system must be appropriate for the soil conditions for the site and meet local and state codes.
- Must have been built in compliance with the Federal Manufactured Home Construction and Safety Standards that were established June 15, 1976. Generally, compliance with these standards will be evidenced by the presence of a HUD Data Plate that is affixed near the main electrical panel of the home or in another readily accessible and visible location.
- Must be acceptable to typical purchasers in the market area.
Please contact us at 401-729-4198 for more information or to apply for a Mobile Home Loan.
Table of Contents
- What happens at the loan closing?
- Can I get advanced copies of the documents I will be signing at closing?
- I won't be able to attend the closing. What other options are there?
- Can I make my monthly payments with an automated debit from my Coastal1 Credit Union account?
What happens at the loan closing?
The closing will take place at a mutually agreed upon location. If you are purchasing a new home, the seller may also be at the closing to transfer ownership to you.
During the closing you will be reviewing and signing several loan papers. The closing agent or attorney conducting the closing should be able to answer any questions you have or you can feel free to contact your Loan Advisor if you prefer.
Just to make sure there are no surprises at closing, your Loan Advisor will contact you before the closing to review your final fees, loan amount, first payment date, etc.
The most important documents you will be signing at the closing include:
Closing Disclosure
This document provides an itemized listing of the final fees charged in connection with your loan. If your loan is a purchase, the settlement statement will also include a listing of any fees related to the transaction between you and the seller. If this loan will be a refinance, the settlement statement will show the pay off amounts of any mortgages that will be paid in full with your new loan. Most items on the statement are numbered according to a standardized system used by all lenders. These numbers will correspond to the numbers listed on the Loan Estimate that will be provided in your application package. This document is also commonly known as the closing statement and both the buyer and seller must sign this document.
Loan Estimate
This document provides full written disclosure of the terms and conditions of a mortgage, including the annual percentage rate (APR) and other fees. It is exactly the same as the loan estimate that you received immediately after your initial application, except it has been updated to reflect the final rate and fee information. Federal law requires that all lenders provide you with this document at closing.
This is the document you sign to agree to repay your mortgage. The note will provide you with all of the details of your loan including the interest rate and length of time to repay the loan. It also explains the penalties that you may incur if you fall behind in making your payments.
Mortgage / Deed of Trust
This document pledges a property to the lender as security for repayment of a debt. Essentially this means that you will give your property up to the lender in the event that you cannot make the mortgage payments. The Mortgage restates the basic information contained in the note, as well as details the responsibilities of the borrower. In some states, the document is called a Deed of Trust instead of a Mortgage.
If your loan is a refinance, Federal Law requires that you have three days to decide positively that you want a new mortgage after you sign the documents. This means that the loan funds won't be disbursed until three business days have passed. The closing agent will provide more details at the closing.
Can I get advanced copies of the documents I will be signing at closing?
The most important documents you will sign at closing are the note and mortgage, sometimes called the deed of trust. Unless there are special circumstances, these documents are usually prepared one to two days before your closing. Other documents are prepared the day before or the day of your closing. If you would like copies of the completed documents to be sent to you after they are prepared, please contact your Loan Advisor.
I won't be able to attend the closing. What other options are there?
If you won't be able to attend the loan closing, contact your Loan Advisor to discuss other options.
Can I make my monthly payments with an automated debit from my Coastal1 Credit Union account?
Automated monthly payments are available. Simply inform us at your earliest convenience that you wish to enroll in the automated payment program and an automated payment transfer form will be provided at closing.


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While I was eating my squash chili mole I was thinking about what else I could use squash in and I eventually arrived at a beef stew. I had recently made a Japanese style beef stew (nikujaga) using pumpkin so I wanted something a little bit different. I was thinking that an Italian style beef stew would be nice. The first thing I did of course was search the web for recipes and came across this one for a beef and butternut squash stew that sounded like a nice place to start. I felt that an Italian style beef stew would have to contain more tomatoes but I wanted there to be more of a broth than a sauce so I used diced tomatoes with red wine and beef broth to form the base of the stew. To add some more flavour I added some pancetta and browned the beef and sauteed the onions in the pancetta grease instead of olive oil. I like to save the rinds from parmigiano reggiano to throw into sauces to add flavour while simmering and I thought it would work in a broth as well. I wanted to braise the beef until it was nice and tender and since I did not want my squash to be mush I held off on adding it until the meat was almost fully cooked. The Italian style beef stew was a great success! The beef was fall apart in your mouth tender and the squash was nice and al dente; cooked and tender but still having a firm texture. The broth was super flavourful and I did not let any of it go to waste by sopping it up with some cheesy garlic bread .
Italian Style Beef Stew with Butternut Squash
- 2 ounces pancetta (diced)
- 1 pound beef (cut into 1 inch cubes)
- 1 onion (chopped)
- 3 cloves garlic (chopped)
- 1/2 teaspoon red pepper flakes (optional, to taste)
- 1 tablespoon rosemary (chopped)
- 1 tablespoon thyme (chopped)
- 1 cup Italian red wine
- 3 cups beef broth
- 1 splash balsamic vinegar
- 1/4 cup sundried tomatoes (chopped)
- 1 (28 ounce) can diced tomatoes
- * parmigiano reggiano rind (optional)
- 1 teaspoon oregano
- salt and pepper to taste
- 1 pound butternut squash (peeled, seeded and cut into 1 inch cubes)
- * parsley (chopped)
- Cook the pancetta in a large pan on medium heat.
- Add the beef and brown on all sides in the grease from the pancetta and set aside.
- Add the onion and saute until tender, about 5-7 minutes.
- Add the garlic, red pepper flakes, rosemary and thyme and saute until fragrant, about a minute.
- Add the wine and deglaze the pan.
- Add the beef, broth, balsamic vinegar, sun-dried tomatoes, diced tomatoes, parmigiano reggiano rind, oregano, salt and pepper and bring to a boil.
- Reduce the heat, cover and simmer until the beef is nice and tender, about 1-2 hours.
- Add the squash and simmer until it is tender, about 15-20 minutes.

subset: commoncrawl


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Welcome to Outdoor Studios. We offer several installations to create the perfect garden for you. If you are interested in improving your garden, make sure to speak to our team today.
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Speak to one of our experts today if you would like to find out more information and ask for further details. Fill out the contact form above, and we will get back to you as soon as we can!
When some people think of a garden room extension, they think of a garden shed. However, this is not the case, as you can now design a luxury outdoor studio that is warm and comforting for any purpose incidental to functionality.
Depending on the spending plan you've specified, we could recommend the most effective design and positioning of your outdoor studio within your back garden and how we could install features such as electricals. We also like to know the purpose of summer houses as some people want metal sheds or timber sheds for garden tools whereas others are looking for a beautiful habitable living space.
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Before we start the design process, you should have a budget in mind to stay closest to the spending limit whilst still giving you everything you desire.
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If the Garden Outbuildings in are something, you would be interested in producing for your home, get in touch with us today.
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Fill out the contact form today if you would like to speak to one of our specialists who can give you all the information you require and answer any questions regarding our garden rooms.


text: Ambella Home Collection: The Ambella Home and Best Designs Collections of fine furniture are timeless in style and graceful in design. Our unique designs are hand-crafted by skilled artisans and finshed with attention to every detail. Each piece of wood, iron, granite, marble and glass is carefully selected to ensure each piece is made of the highest quality.


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Welcome to Dragon Cave! Dragon Cave is an online adoptables game. Collect eggs, raise them to adulthood, and then breed them to create interesting lineages. New dragons are added regularly!
Aria dragons are a brightly-colored and sprightly breed, perhaps most adored for their lyric calls. Their song-like melodies fill the areas they inhabit; their coos resemble those of birds, only more elegant and refined. They have fairly strong magical capabilities, but tend to reserve these strengths for last-minute defense, choosing to live their lives in simple peace. Arias, sticking to the tropics, typically live quite far from human settlements, giving rise to the previously held belief that they had gone extinct.
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Mat Templates
Product images are for illustrative purposes only and may differ from the actual product.
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text:
What is the percentage increase/decrease from 1 to 1909?
In this article we'll show you how to calculate the percentage increase/decrease from 1 to 1909. The calculation is very simple and knowing how to do this will help you calculate futurue increases or decreases in numbers as a percentage without having to search for it (or ask Siri).
In a rush and just need to know the answer? The percentage increase from 1 to 1909 is 190800%.
Percentage increase/decrease from 1 to 1909?
Working out the percentage increase or decrease between two numbers is a common thing to do. For example, a shop owner that sold 1 t-shirts in October and then sold 1909 t-shirts in November. They might want to work out the percentage increase or decrease in sales to see how their store is performing and look for trends or reasons for that change.
Want to quickly learn or show students how to calculate percentage increase and decrease play this very quick and fun video now!
Like all types of percentage calculations, the way we work out a percentage increase or decrease between two numbers is pretty simple. The resulting number (the second input) is 1909 and what we need to do first is subtract the old number, 1, from it:
1909 - 1 = 1908
Once we've done that we need to divide the result, 1908, by the original number, 1. We do this because we need to compare the difference between the new number and the original:
We now have our answer in decimal format. How do we get this into percentage format? We multiply 1908 by 100:
1908 x 100 = 190800%
We're done! You just successfully calculated the percentage difference from 1 to 1909. You can now go forth and use this method to work out and calculate the increase/decrease in percentage of any numbers.
Hopefully this has given you the knowledge needed to go and calculate your own percentage increase or decrease between numbers without the need for Google searches. It's a very good skill to have and working with percentages regularly can help you in other aspects of math, like fractions.
Head back to the percentage calculator to work out any more calculations you need to make or be brave and give it a go by hand.
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What is the percentage increase/decrease from 1 to 1909?
"What is the percentage increase/decrease from 1 to 1909?". VisualFractions.com. Accessed on June 24, 2024. http://visualfractions.com/percentage-calculator/what-is-percentage-difference-from-1-to-1909/.
"What is the percentage increase/decrease from 1 to 1909?". VisualFractions.com, http://visualfractions.com/percentage-calculator/what-is-percentage-difference-from-1-to-1909/. Accessed 24 June, 2024.
What is the percentage increase/decrease from 1 to 1909?. VisualFractions.com. Retrieved from http://visualfractions.com/percentage-calculator/what-is-percentage-difference-from-1-to-1909/.


text:
Editor's Note: The author is a Syrian citizen living in Damascus and is not being further identified for safety concerns.
In Damascus, you can smell the scent of gunpowder that wafts in from shelling on the outskirts of the capital. You hear fighter jets buzzing above. Ambulance sirens wail throughout the day, and death notices are regularly plastered on city walls.
Damascus is not under direct bombardment, like many other places in Syria that have been ravaged by an uprising now two years old. But the war is creeping closer, and residents feel the heat.
On the government side, pressure continues to build and there's a sense the regime is becoming more desperate as the rebels makes gains, particularly in the north of the country.
The rebels, meanwhile, have attacked Damascus with no apparent regard for civilians. Many rebels view Damascus residents as indifferent city folks who have not joined the uprising and have opted to quietly support, or at least tolerate, the Assad regime.
A City Full Of Checkpoints
During a casual stroll through the city, most everyone feels some sort of risk.
I was sitting recently in an idling car, waiting my turn to pass a crowded checkpoint. In front of us was a truck also waiting its turn. It was transporting more than a dozen men in civilian clothing, each armed with an automatic rifle. Some also wore concealed guns that bulged out of the back of their pants. They were clearly government security men en route to their rotation.
Such a sight is common in Damascus, which has turned into something of a garrison town. And on this day, something happened that made my heart sink.
One armed man was clearly an amateur; the government is in need of soldiers and is arming rookies with limited training to fill its ranks.
The armed man started showing off his gun to a friend. He brandished it in the air and laughed. He caught my gaze, perhaps noticing my look of surprise.
He then settled back down, but casually placed his automatic rifle on his lap pointing it straight at me, his finger appearing to be the trigger. He watched me and glared.
There was nowhere for me to go without attracting undue attention to myself, which is reason enough to get shot at a checkpoint in Damascus these days.
So I sat calmly in my car, hoping my dark sunglasses would discourage eye contact. I held my breath.
"Accidental" shootings are not uncommon in these times of chaos. I would have no legal recourse, and I'm sure he knew that.
I thought of someone who lost his life this way, shot dead by government security at a checkpoint for no apparent reason.
After the shooting, Syrian authorities refused to release his body without a signed statement from the family. It involved a barrage of paperwork that blamed "terrorists" for the death and held the government blameless.
This tactic has become the norm in Damascus. Sometimes, when the authorities are particularly nervous about repercussions, they tell the family of the deceased not to hold a prayer at a mosque out of concern that it will lead to an impromptu protest.
Fortunately, in my case, traffic at the checkpoint moved, and I was quickly out of the gun's trajectory.
Yet rebels, too, have also inflicted deaths on innocent people.
'No Place to Hide'
A couple of weeks ago, three bombs ripped through Damascus, killing dozens of civilians. Later that day, rebels attacked residential neighborhoods in the city with mortar shells. One shell fell in a public park often visited by families and children.
"I was walking home, and I heard that whistle, and I looked up in the sky and saw it coming down. Then boom! Just meters away from where I happened to be standing," recalled a 40-year-old Damascene man who was not injured.
It was not the first such attack. Rebels have been venturing closer to the city center, shooting mortar shells any hour of the day or night, killing and maiming people.
Some of the rebels are sensitive to accusations that they are recklessly endangering the lives of civilians. They explain through social media that they are only targeting sites linked to the Assad regime.
They warn civilians to stay away from such "legitimate targets" as, say, government security branches. But this gives little comfort to Damascenes.
"Empty words," said one man who roots for the rebels. "They might aim their mortar shells at legitimate targets, but here in Damascus there's a legitimate target on every block. It's the capital."
A Damascene woman, also a supporter of the uprising, says she is particularly worried because she lives right next to a government security branch in central Damascus.
"So where exactly do the rebels expect us to go?" she asks. "Whether we like or not, we're in the middle of it. We have no place to hide."
Copyright 2020 NPR. To see more, visit https://www.npr.org.


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In the moral argument, dealt with in the last post, the second premise is that real, objective moral obligations exist. Non-believers tend to react to this claim with a wide range of non-sequiturs. Pointing out that not everyone agrees about morality, or that people in different cultures have different values, or that lots of people who don't believe in God are nevertheless moral all miss the point. The believer's claim here is that whether everyone acknowledges it or not, moral claims like "rape is wrong," "genocide is evil," "generosity and love are virtues" are true. It is also a mistake to argue that there are some cases where many things that seem good are not, or that actions that seem to be evil may be necessary. Those instances don't suggest that there is no truth about the matter, only that it isn't simple.
But let's consider what non-circular grounds one might have for thinking that the claim is true. Even if people everywhere seemed to agree about some fundamental moral values, that might be consistent with the claim, but it won't provide much support. More often, believers consult a powerful sense that they have that certain things are wrong and others are right. Call it gut instinct, moral intuition, a sixth sense, or an innate sense of right and wrong.
I won't deny that many people have such a thing. And as Stephen Pinker and other moral psychologists make clear, these are distinct feelings from sentiments, judgments of taste, or raw emotions. With taste or emotions, we confine our sensation to our own experience. I might find oysters disgusting, but I don't think it's wrong for you to eat them. With moral judgments, however, my sense of the matter goes beyond me. We feel that if someone else violates these principles, then they deserve to be punished or reprimanded. They haven't merely done something that I find disturbing or upsetting. The sensation is that they have violated something larger than my feelings about the matter and it needs to be set right.
What could a reasonable person infer from these sorts of sensations? From the inside, could one tell whether or not they are innate? I don't think so. One might expect innate feelings to always be present, and that they would not shift or change. But in fact, for most people, a distinct sense of right and wrong comes rather late in their development. And they tend to drift over the years. Consider how attitudes about homosexuality have shifted or smoking. But that's all consistent with some sort of innate faculty, however.
From the inside, could one tell if one's moral sentiments were from God? They might feel like they are. One might have an overwhelming sense that God wants X or God disapproves of Y. It may even seem like God is talking to you. And we should acknowledge that people can have some persuasive experiences that are very hard to deny.
Since one is not able to independently confirm the source of these sensations, figuring out what's going on becomes a matter of carefully considering all of the competing, alternative hypotheses that would explain it. Let's grant that God's installing an innate, inuitive sense of morality is one of the explanations on the table. What about others?
Here's the crucial question: if 4 billion years of evolution had cultivated a strong set of moral dispositions such as fairness, sensitivity to pain or harm to oneself and others, respect for authority, and so on, what would it feel like to be subject to those feelings? It would feel innate, immediate and distinct. From the inside, I can't see how one would be able to distinguish whether evolution or God was the source of the moral intuitions. And the same goes for the wide range of other hypotheses that are often raised to explain them.
Furthermore, the evidence is mounting that just those moral sentiments and some others are present in a wide range of non-human animals. Monkeys show accute sensitivity to standards of fairness. Monkeys, rats, and others feel the pain of others as if it were contagious. Rats will starve themselves rather than eat if their eating seems to inflict electric shocks on another rat. The examples go on. And as for hearing the voice of one's moral conscience, or even God himself, a recent study concluded that as many as 70% of undergraduates had experienced auditory hallucinations.
The God explanation might have been sufficient 500 years ago, if one knew no better and had no other explanations available. But now, knowing what we know, one can't simply conclude upon having a strong gut instinct about some moral matter that God is responsible. Furthermore, given the flexibility of these sentiments, their drift over time, and their known fallibility, the naturalistic hypothesis fits much better. Also notice that if one is seeking to show the existence of God from moral intuitions as evidence, then it won't do to intuit that God is the author of the feelings. We don't have any more reason to assume that that intuition is correct than the others. And it would be foolish to argue, perhaps like Descartes, that I have a powerful idea that God exists. I also have a powerful idea that God would guarantee the truth of my powerful ideas. Therefore, God must actually exist.